HORNSEY TOWN HALL RENAISSANCE ‘A BEACON OF …...hornsey town hall is a journey time of forty-five...
Transcript of HORNSEY TOWN HALL RENAISSANCE ‘A BEACON OF …...hornsey town hall is a journey time of forty-five...
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
HORNSEY TOWN HALL RENAISSANCE‘A BEACON OF EXCELLENCE’
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
THE PROJECT & TEAM
COMMUNITY PARTNERSHIP BOARD
The CPB is an advocate for the community’s interests and acts as an advisory body to the Council Executive. It is made up of local residents and two councillors.Members of the CPB are Ann Wilks (Chair), Cllr Matt Cooke (Labour), Cllr Robert Gorrie (Liberal Democrat), Celia Greenwood, Graeme Jennings, Sheila Kavanagh, Benjy Lesser, Kevin Pinnock, Liz Sich, Frances Walsh, Chris Warburton
SINCE 2006, THE HORNSEY TOWN HALL COMMUNITY PARTNERSHIP BOARD (CPB) HAS BEEN WORKING IN PARTNERSHIP WITH HARINGEY COUNCIL TO SECURE THE FUTURE OF THIS MAGNIFICENT GRADE II* LISTED BUILDING. OUR VISION IS TO SEE A CENTRE FOR ARTS AND ENTERPRISE BENEFITTING THE COMMUNITY. KEY PARTNERS IN THE DEVELOPMENT OF THE TOWN HALL ARE:
HARINGEY COUNCIL
Haringey Council is committed to working with the CPB to secure the future of the Town Hall for the benefit of the community. In March 2008 the council pledged £6m forward funding for the project.
This has allowed the design team to be appointed and proposals for a planning application to be developed. This funding will also allow early works to start on the Town Hall. The council will recoup these costs from the disposal of the adjoining site for development.
HORNSEY TOWN HALL CREATIVE TRUST
The CPB has established the Hornsey Town Hall Creative Trust (HTHCT) to take on stewardship and management responsibilities for the new facilities at Hornsey Town Hall. One of HTHCT’s key responsibilities has been to commission a business plan to ensure the viable and sustainable future of the Town Hall. David Pratley Associates were appointed to develop this business plan, which has informed our proposals.
IN 2007 CAPITA SYMONDS LIMITED WAS APPOINTED LEAD CONSULTANT FOR THE DELIVERY OF THE PROJECT, PROVIDING PROJECT MANAGEMENT, COST CONSULTANCY AND MULTI-DISCIPLINARY ENGINEERING SERVICES.
IN SEPTEMBER 2008, AWARD-WINNING ARCHITECTS, JOHN MCASLAN + PARTNERS, WERE APPOINTED FOLLOWING A COMPETITIVE TENDER. THEIR SENSITIVE AND CREATIVE RESTORATION OF THE ROUNDHOUSE IN CAMDEN AND THE DE LA WARR PAVILION IN BEXHILL-ON-SEA HERALDED SUCCESSFUL RENEWAL AND REGENERATION FOR THOSE TWO ICONIC BUILDINGS. THE PRACTICE IS ALSO CURRENTLY WORKING ON THE KING’S CROSS STATION REDEVELOPMENT PROGRAMME, WHICH WILL RESTORE THE GRADE 1-LISTED STATION TO ITS FORMER GLORY, AS WELL AS TWO NEW ENERGY CENTRES FOR LONDON’S 2012 OLYMPICS.
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
THE VISION
WE PLAN TO REFURBISH AND CONVERT THE EXISTING GRADE 2* LISTED HORNSEY TOWN HALL BUILDING INTO A CENTRE FOR ARTS AND ENTERPRISE WHICH WILL BENEFIT THE LOCAL COMMUNITY. THIS WILL BE FUNDED IN PART BY THE DISPOSAL FOR DEVELOPMENT OF LAND AND PROPERTY ADJOINING THE TOWN HALL WHICH IS CURRENTLY IN THE OWNERSHIP OF THE COUNCIL. THE CPB HAS IDENTIFIED ITS VISION FOR THE TOWN HALL TOGETHER WITH KEY PROJECT OBJECTIVES:
‘A WORLD-CLASS MODEL OF CIVIC RENAISSANCE, AN ARENA FOR ALL THAT HARNESSES A SPIRIT OF PROGRESS, COMMUNITY, CREATIVITY AND ENTERPRISE FOR FUTURE GENERATIONS IN HARINGEY, LONDON AND BEYOND.’
• Restore and refurbish Hornsey Town Hall and preserve and enhance the Crouch End Conservation Area.
• Create new cultural, educational and community opportunities.
• Encourage a vibrant and diverse mix of uses within the site promoting vitality, enterprise, arts activities and the improvement of the public realm.
• Attract and retain employment opportunities.
• Provide attractive and affordable accommodation for creative and artistic activity.
• Create a sustainable, high quality neighbourhood and a network of inviting and accessible public spaces.
• Ensure a fi nancially viable scheme with suffi cient value.
• Our aim - a beacon of excellence.
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
THE APPROACH
THE SUCCESSFUL REALISATION OF THE PROJECT IS DEPENDENT ON THE CAREFUL BALANCING AND OPTIMISATION OF THE THREE KEY COMPONENTS OF THE PROJECT; THE BUSINESS PLAN, TOWN HALL REFURBISHMENT AND THE FACILITATING DEVELOPMENT. OUR APPROACH HAS SOUGHT TO BALANCE THE LIKELY REVENUE POTENTIAL OF THE SITE, AGAINST THE LIKELY CAPITAL EXPENDITURE REQUIRED TO ACCOMMODATE THE BRIEF WHICH IS IN TURN DRIVEN BY THE BUSINESS PLAN:
THE BUSINESS PLAN
Identifies a sustainable mix of uses in line • with the HTHCT’s vision and objectives.Determines the extent and scope of these • uses, which need to demonstrate a viable business case with the aim of not being dependent on Council subsidy.
HORNSEY TOWN HALL FACILITATING
DEVELOPMENT
TOWN HALL REBURBISHMENT
BUSINESS PLAN
OPTIMUM BUSINESS PLAN
MINIMUM BUSINESS PLAN
AR
EA
OF
TOW
N H
ALL
RE
FUR
BIS
HM
EN
T
AREA OF ENABLING DEVELOPMENT
USES UNDER CONSIDERATION
ART HOUSE CINEMA•
BAR/LOUNGE•
CAFE/BISTRO•
CREATIVE INDUSTRY STUDIOS•
PERFORMANCE AND REHEARSAL • SPACES
MUSIC HUB•
RECORDING STUDIOS•
GALLERY/EXHIBITION SPACES•
CIVIC, VOLUNTARY AND • COMMUNITY SERVICES
NURSERY/CRECHE•
YOUTH SERVICE PROVISION•
MEETING SPACES•
SPACES FOR CIVIC AND SOCIAL • CEREMONIES
FLEXIBLE, WELL CONNECTED • EXTERNAL SPACES TO SUPPORT A RANGE OF FUNCTIONS
THE FACILITATING DEVELOPMENT
The sum of capital receipts generated from • the sale or development of the adjoining site will determine the budget or extent of regeneration to the Town Hall. We need to maximise the revenue generated • from the facilitating development to enable us to realise our vision for the Town hall.
THE TOWN HALL WORKS
The capital expenditure required to deliver • our vision and mix of uses identified in the business plan will have to be directly funded from the facilitating development, plus any additional grant monies and fund raising carried out by the HTHCT. The optimum balance between capital • expenditure and a viable business plan that meets the Trust’s objectives is crucial to the success of the project.
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
CONTEXT APPRAISAL
5 m
ins w
alk
10
min
s wa
lk
15 m
ins
walk
20
min
s wa
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25 m
ins
walk
Harringay Green Lanes
SouthTottenham
Seven Sisters
Crouch Hill
Finsbury
Park
Upper
Holloway
Harringay
Hornsey
Alexandra Palace
Manor House
Turnpike Lane
Wood Green
Arsenal
Archway
Highgate Hornsey Town Hall
1
8
9
12
5
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2
6
34
16 7
11
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1014
LIBRARIESCINEMASTHEATRESMUSICCOMEDYART GALLERIES
CULTURAL MAP
THE ADJACENT DIAGRAM ILLUSTRATES THE CULTURAL CONTEXT WITHIN WHICH THE PROJECT SITS.
1 WOOD GREEN CENTRAL LIBRARY 2 ALEXANDRA PARK LIBRARY 3 HIGHGATE LIBRARY 4 HORNSEY LIBRARY 5 MARCUS GARVEY LIBRARY 6 MUSWELL HILL LIBRARY 7 STROUD GREEN LIBRARY 8 CINEWORLD WOOD GREEN 9 SHOWCASE CINEMA10 MUSWELL HILL ODEON11 JACKSON’S LANE COMMUNITY CENTRE12 MOUNTVIEW CONSERVATORIE13 NORTH LONDON PERFORMING ARTS CENTRE14 BERNIE GRANT ARTS CENTRE15 UPSTAIRS AT THE GATEHOUSE16 KING’S HEAD, THE BROADWAY
CULTURAL ACTIVITIES IN THE LONDON BOROUGH OF HARINGEY
5 m
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alk
10
min
s wa
lk
15 m
ins
walk
20
min
s wa
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25 m
ins
walk
Harringay Green Lanes
South
Tottenham
Seven Sisters
Crouch Hill
Finsbury
Park
Upper Holloway
Harringay
Hornsey
Alexandra Palace
Manor House
Turnpike Lane
Wood Green
Arsenal
Archway
Highgate Hornsey Town Hall
Finsbury Park Stoke Newington
Tottenham Hale
Wood green
West Green
South Tottenham
Archway
Muswell Hill
A105
To North
TO WEST
To N
orth E
ast
A504
A400 A1
A103
A1201
To Highbury Corner
and Central London
To North
Links
to A1
A503
A107
To Sout
h Tott
enham
To Clapton
A1
To K
entis
h To
wn
and
Cent
ral L
ondo
n
MAIN ROAD LINKS, TUBE AND RAIL STATIONS, AND WALKING DISTANCE BANDS
TRANSPORT CONNECTIONS
UNDERSTANDING THE EXISTING TRANSPORTATION INFRASTRUCTURE IS CRUCIAL TO THE SUCCESS OF THE SCHEME. INITIAL ASSESSMENTS OF THE PUBLIC TRANSPORT ACCESSIBILITY LEVEL (PTAL) INDICATE THAT THE TOWN HALL SITE IS WELL CONNECTED.WE WILL WORK CLOSELY WITH THE COUNCIL AND TRANSPORT FOR LONDON TO FURTHER ENHANCE AND IMPROVE PUBLIC TRANSPORT CONNECTION TO THE TOWN HALL.
Finsbury Park Stoke Newington
Tottenham Hale
Wood Green
West Green
South Tottenham
Archway
Muswell Hill
41
91
to Central London
W3
W7
Hornsey Town Hall
A DETAILED ANALYSIS OF THE URBAN, CULTURAL AND HISTORIC CONTEXT WAS UNDERTAKEN AT THE OUTSET OF THE FEASIBILITY STUDY. THE THOROUGH UNDERSTANDING OF THE HISTORICAL DEVELOPMENT OF THE SITE URBAN AND CITY CONTEXTS, TOGETHER WITH THE CULTURAL SCENE IN THE LOCAL AREA IS CRUCIAL TO INFORMING OUR PROPOSALS FOR THE TOWN HALL AND SURROUNDING SITE.
HORNSEY IN THE LONDON CONTEXTJJJJJJJJJJJJJJJJJJ
HORNSEY TOWN HALL IS A JOURNEY TIME OF FORTY-FIVE MINUTES (5 MILES) NORTH OF THE CITY CENTRE AND LONDON’S CULTURAL HUB. THE SITE LIES WITHIN THE LONDON BOROUGH OF HARINGEY, WHICH HAS A POPULATION OF 216,510.
IT BORDERS CAMDEN, ISLINGTON AND HACKNEY BUT DUE TO ITS LOCATION IS LIKELY TO HAVE LESS ‘PULLING POWER’ AS VENUES WITHIN THESE CULTURAL HUBS.
THE PROGRAMME OF EVENTS AT THE TOWN HALL TOGETHER WITH THE CULTURAL ‘BRAND’ WILL REQUIRE CAREFUL CONSIDERATION IN ORDER TO ATTRACT SUITABLE VISITOR NUMBERS. THE MIX OF USES WILL ALSO HAVE TO FOCUS ON THE REQUIREMENTS OF THE LOCAL COMMUNITY IN ORDER TO ESTABLISH SUSTAINABLE OPERATION.
CONTEXT MAP
HORNSEY TOWN HALL
Finsbury Park Underground
King’s Cross and Euston Mainline
H A R I N G E Y
Central LondonSt Paul’s Cathedral
5 M
ILES
1914 1935 1955
THE NEW TOWN HALL
SERVICE ACCESS
HATHERLEY GARDENS WAS BUILT
VEHICULAR CIRCULATION GREEN SPACE
1980
VEHICULAR ACCESS RESTRICTEDTHE POND
OPEN SPACE 1970 HORNSEY LIBRARY
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
SITE APPRAISAL
CLINICBROADWAY ANNEX
HORNSEY LIBRARY
MEWS
THE
BROA
DWAY
HARINGEY PARK
HATHERLEY GARDENS
Weston Park
SITE OPPORTUNITIES
POOR QUALITY DERELICT BUILDING CLEARED TO ALLOW FOR HIGH QUALITY MIXED USE FACILITATING DEVELOPMENT
EXISTING SERVICE YARD PROVIDES OPPORTUNITIES FOR USABLE PUBLIC COURTYARD SPACE
LACK OF ENGAGEMENT OF TOWN HALL WITH PUBLIC SPACE. NO PERMEABILITY INTO BUILDING AND THROUGH SITE
WELL PROPORTIONED PUBLIC AMENITY SPACE CONNECTING THE BROADWAY TO THE TOWN HALL
ASSESS VEHICULAR TRAFFIC PATTERNS TO MAKE PUBLIC SPACE MORE PEDESTRIAN FRIENDLY AND BETTER CONNECTED
EXISTING COURTYARDS PROVIDE VALUABLE EXTERNAL SPACE AND A NATURAL FOCAL POINT FOR DIFFERENT BUILDING USAGES TO BE CLUSTERED AROUND
PRIME FRONTAGE FOR NEW FACILITATING DEVELOPMENT TO ENHANCE SETTING OF LIBRARY AND STREETSCAPE
W5 W7
W5 W7
91 41
91 41
91 41
Tow
ards
Cam
den
and
Ange
l
Towards
Finsbury Park
To T
urnp
ike
Lane
To Musw
ell Hill
TRAFFIC FLOW & VEHICULAR ACCESS BUS ROUTES AND STOPS PEDESTRIAN FLOW CROSSINGS ACTIVE AND DESIRED ACTIVE FRONTAGES
SITE BOUNDARYTRAFFIC FLOW HIGH TRAFFIC FLOW MEDIUM TRAFFIC FLOW LOWVEHICULAR ACCESS TO THE SITE
SITE BOUNDARYBUS ROUTE 91 (BUSES EVERY 8 - 9MINS)BUS ROUTE 41 (BUSES EVERY 5MINS)BUS ROUTE W7 (BUSES EVERY 4 - 5MINS)BUS ROUTE W (BUSES EVERY 12MINS)
SITE BOUNDARYPEDESTRIAN FLOWPEDESTRIAN CROSSINGS
SITE BOUNDARYACTIVE FRONTAGES DESIRED ACTIVE FRONTAGES
SUN PATH
BROADWAY ANNEXE
TOWN SQUARE
BROADWAY MEWS
HORNSEY TOWN HALL
THE CLINIC BUILDING
VACANT TEMPORARY BUILDING
HORNSEY
TOWN HALL
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
URBAN REGENERATION PRINCIPLES
PROVIDE ACTIVE FRONTAGES TO SIDES OF PUBLIC SPACES
GUARANTEEING MAXIMUM ANIMATION AND USAGE AT ALL TIMES
DURING DAY AND EVENING
CREATE DYNAMIC NEW MULTIPURPOSE PUBLIC REALM CONCEPT FOR TOWN HALL SQUAREIDENTITY AND DESTINATION(EXHIBITION, EVENTS, PERFORMANCE)
SECONDARY SQUARE AS THRESHOLD INTO DEVELOPMENT
REINFORCE STRONG SECONDARY ROUTES THROUGH THE SCHEME MAKING LINKS TO LOCAL DISTRICT
CREATE INTERNAL HUB SPACE PROVIDING OUTLOOK FOR NEW DEVELOPMENTS, INTERNAL LANDSCAPE SPACE MAKES UNIFYING PUBLIC REALM BETWEEN LIBRARY AND TOWN HALL
Maintain and enhance the setting of the Listed •Buildings
Fundamentally improve visibility and connectivity of the •main entrance from The Broadway
Create a comprehensive regeneration strategy for all key •sites to encourage:
Diversity and vibrancy »Continuation of mixed uses and activities »Creative and cultural activities »Facilitating value for art development »
Reinforce North-South pedestrian routes through site •and permeability
Identify possibilities for new public realm and greater •connectivity with other areas of interest
Introduce a common language of appropriate materials •for the public realm with integrated strategy for:
Hard landscape » Soft landscape » Street furniture » Lighting »
Promote an extended programme of uses for arts •activities in a new public square
Encourage enhancements to local and wider transport to •improve access and connectivity to local amenities
Improve gateways and civilise vehicular routes and •services access
Reinforce and complement the local character and •townscape
BASED ON THE DETAILED URBAN, SITE AND TOWNSCAPE ANALYSIS UNDERTAKEN, THE KEY URBAN REGENERATION PRINCIPLES THAT SHOULD BE MET BY ANY DEVELOPMENT ON THE SITE ARE TO:
STRATEGIC SITE DRAWING - INDICATING DESIRED DEVELOPMENT PRINCIPLES
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
HISTORIC BUILDING APPRAISAL
LOWER GROUND FLOOR SIGNIFICANCE PLAN
GROUND FLOOR SIGNIFICANCE PLAN
HORNSEY TOWN HALL – A BRIEF HISTORY
A competition to design the Hornsey Town Hall as held in October 1933, assessed by C.Cowles Voysey, designer of the much-praised Worthing Town Hall. Competitors were asked not only to incorporate a council chamber, committee rooms and administration offices in their designs, but also a multi-purposed hall with seating for 800-1,000 people. Total expenditure was to be no more than £100,000. In all, there were 218 entries for the competition.
The successful architect was Reginald Uren. His bold, modern design was an ingenious solution to a difficult shaped site. Uren, Voysey said, had grasped the simple concept “that ceremonial areas did not expand but offices did”. By dispensing with traditional symmetry and by grouping his suites of committee rooms in a less formal way, he was able to make great use of the site.
The town hall opened on 4th November 1935 in a ceremony attended by the Duke and Duchess of Kent. Although opinions were divided about the building, the Hornsey Journal claimed that “the architect deserves thanks for boldly breaking away from the deadly classicism of the Victorian public building”. The RIBA awarded the building a bronze medal for the best London building erected during the three years ending in December 1935. Hornsey Town Hall, now a Grade II* Listed Building, continued to house municipal functions until Wood Green Civic Centre was chosen to become Haringey’s municipal centre.
The significance of the internal spaces of the building have has been ranked into 5 categories, which are reflected in the significance drawings illustrated. The study is crucial to the understanding of the building as a whole and will form the basis of selecting appropriate uses for different parts of the building. This study will also inform the extent of refurbishing/remodelling or extension which might be possible in different areas of the building. The historic change to the building is documented in drawings which show modifications and additions to the building over the years. Some of these changes have had a neutral effect on the building while others have could be considered to be detrimental.
HIGH SIGNIFICANCE
SIGNIFICANT
SOME SIGNIFICANCE
NEUTRAL WITH SIGNIFICANT ELEMENTS
DETRIMENTAL
FIRST FLOOR SIGNIFICANCE PLAN
SECOND FLOOR SIGNIFICANCE PLAN
WEST WING LINK BLOCK EAST WING2ND FLOOR LANDING
WEST WING LINK BLOCK EAST WING
COMMITTEE ROOMS
1ST FLOOR LANDING
COUNCIL CHAMBER
ASSEMBLY HALL
WEST WING LINK BLOCK EAST WING
ASSEMBLY FOYER
ENTRANCE HALL
GENERALRATES OFFICE
ASSEMBLY HALL
EAST WING
SUPPER ROOM KITCHEN
GALLERY
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
BUILDING ORGANISATION & MAPPING OF USES
AN ANALYSIS OF THE EXISTING BUILDING, ACCOMMODATION, LAYOUT AND ORGANISATION HAS BEEN UNDERTAKEN. THIS BUILDS ON THE HISTORIC BUILDING APPRAISAL AND THE WORK WHICH ESTABLISHES THE HISTORICAL SIGNIFICANCE OF SPACES WITHIN THE TOWN HALL
GROUND FLOOR
LOWER GROUND FLOOR
ASSEMBLY HALL
DRAMA, CONFERENCES, CLASSICAL, JAZZ, ROCK, SPORT, DANCE, CINEMA, COMMUNITY ACTIVITIES - FETE
RESIDENTIAL WING
RESIDENTIAL WINGNURSERY, GYM
PUBLIC SQUARE
OUTDOOR PERFORMANCE, EVENTS, PUBLIC ART
RETAIL
CAFE, RESTAURANT, BOOKSHOP
SUPPER ROOM
MULTI PURPOSE SPACE, YOUTH SERVICES, STUDIO
REFURBISHED BUILDING
REPAIRED HISTORIC FABRIC,SERVICES UPGRADED
COUNCIL CHAMBER
EVENT SPACE, MEETING, DEBATE, CONFERENCING
CREATIVE STUDIOS
MEETING SPACES, STUDIOS
ANIMATED COURTYARDS
GARDENS, EXHIBITIONS, DINING, OUTDOOR PERFORMANCE
EXHIBITION SPACES
ART GALLERY, COMMUNITY EVENTS, JUMBLE SALES
SECOND FLOOR
FIRST FLOOR
ASSEMBLY HALL BLOCK
COUNCIL CHAMBER BLOCK
EAST BLOCK
LINK BLOCK
WEST BLOCK
CINEMA
PRIVATE SCREENINGS, FILM FESTIVALS, FILM PRODUCTION TRAINING
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
FACILITATING DEVELOPMENT
DISPOSAL OF THE SITE TO THE REAR OF THE TOWN HALL FOR RESIDENTIAL DEVELOPMENT WILL DIRECTLY FUND THE WORKS TO THE TOWN HALL. DEVELOPMENT CONSULTANTS KNIGHT FRANK ARE ADVISING ON THE LIKELY LAND VALUE. A STUDY OF MARKET DATA AND DEMOGRAPHIC PROFILES OF THE LOCAL AREA HAS IDENTIFIED THAT FLAT/APARTMENT TYPE RESIDENTIAL ACCOMMODATION AS THE MOST APPROPRIATE FORM OF DEVELOPMENT ON THE SITE. A NUMBER OF SIMPLE MASSING STUDIES HAVE BEEN UNDERTAKEN FOR DIFFERENT SIZES OF DEVELOPMENT ON THE SITE, IN ORDER TO TEST THE DEVELOPMENT CAPACITY OF THE SITE AND ESTIMATE LIKELY CAPITAL RECEIPTS.
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(AS EXISTING)1,385 SQM
BLOCK B (4 STOREYS)1,920 SQM
BLOCK A (4 STOREYS)3,775 SQM
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(AS EXISTING)1,385 SQM
NEW BUILD MEWS BLOCKS3 STOREYS810 SQM
BLOCK B (4 STOREYS)1,920 SQM
BLOCK A (4 STOREYS)5,645 SQM
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(AS EXISTING)1385SQM
NEW BUILD MEWS BLOCKS3 STOREYS810 SQM
HTH EAST WINGREFURBISHED FOR RESIDENTIAL(AS EXISTING)1,605 SQMSINGLE STOREY ROOF EXTENSIONS320 SQM
BLOCK B (4 STOREYS)1,920 SQMBLOCK A (4/5 STOREYS)6,450 SQM
BROADWAY ANNEX BUILDINGREFURBISHED OFFICE(AS EXISTING)1,385 SQM
NEW BUILD MEWS BLOCKS (3 STOREYS)810 SQM
HTH EAST WINGREFURBISHED FOR RESIDENTIAL(AS EXISTING)1,605 SQMSINGLE STOREY ROOF EXTENSIONS320 SQM
BLOCK B (4 STOREYS)1,920 SQM
NEW BUILD HATHERLEY GDNS EXTENSION (2.5 STOREYS)375 SQM
BLOCK A (6/7 STOREYS)
£6M OPTION
THIS OPTION ALLOWS THE RETENTION OF THE CLINIC BUILDING, BUT IS UNLIKELY TO GENERATE SUFFICIENT CAPITAL RECEIPTS FOR ANY MEANINGFUL REFURBISHMENT OF THE TOWN HALL. ALTHOUGH THE LOCATION OF THE CLINIC BUILDING MAKES ACCESS, AND SERVICING OF THE SITE PROBLEMATIC IN ALL CASES INCLUDING THE EXISTING CONDITION.
£8M OPTION
ANY OPTIONS IN EXCESS OF £6M REQUIRE THE DEMOLITION OF THE CLINIC BUILDING. AS NOTED ABOVE THE LOCATION OF THE CLINIC BUILDING MAKES ACCESS, AND SERVICING OF THE SITE PROBLEMATIC IN ALL CASES INCLUDING THE EXISTING CONDITION.
£10M OPTION
THIS OPTION INTRODUCES RESIDENTIAL ACCOMMODATION TO THE EAST WING OF THE TOWN HALL. IT MAINTAINS TWO PRIMARY OPEN SPACES AROUND WHICH RESIDENTIAL ELEMENTS ARE CLUSTERED PROVIDING PUBLIC AMENITY, ASPECT AND VIEWS. A GARDEN SPACE BETWEEN TOWN HALL AND LIBRARY IS CREATED ALLOWING FOR PHYSICAL CONNECTION TO THE LIBRARY.
£12M OPTION
THE SCALE OF DEVELOPMENT REQUIRED TO GENERATE THIS RESIDUAL VALUE BEGINS TO HAVE A MORE SIGNIFICANT IMPACT ON THE SURROUNDING PROPERTIES. IT ALSO REQUIRES DEVELOPMENT ON THE HATHERLEY GARDENS SITE ADJACENT TO THE LIBRARY.
PR
EFE
RR
ED
OP
TIO
N
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
FACILITATING DEVELOPMENT
AFTER MUCH DISCUSSION, THE PREFERRED OPTION ILLUSTRATED BELOW WAS IDENTIFIED FOR FURTHER DESIGN DEVELOPMENT. THE NEW BUILD ELEMENTS ARE BROKEN DOWN INTO A SERIES OF PAVILIONS TO REDUCE THE MASS AND PROVIDE MORE ARTICULATED FACADE. THE SCALE PROPOSED IS SIMILAR TO THE EXISTING TOWN HALL AND LIBRARY BUILDINGS AND REPRESENTS A RESIDUAL LAND VALUE OF APPROXIMATELY £10M.
20m
18m
7m
9m
20m
ACCESS ORIENTATION | DAYLIGHT / SUNLIGHT ASPECT | VIEWS AMENITY SPACE
PREFERRED OPTION FOR FURTHER DEVELOPMENT
SITE SECTION
FACILITATING DEVELOPMENT100,850sqft Residential
TOWN HALL REFURBISHMENT54,000sqft gross remodelled area
BROADWAY ANNEXE13,000sqft retail and creative industries
TOWN SQUARE
HATHERLEY GARDENSSITE
NEW COURTYARD CONNECTING TOWN HALL AND LIBRARY
MEWS SITE
NEW RESIDENTIAL REAR GARDENS TOWN HALL TOWN SQUARE THE BROADWAY
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
SITE STRATEGY
THE URBAN AND SITE STUDIES IDENTIFIED THE NEED TO INCREASE PERMEABILITY AND FOOTFALL THROUGH THE SITE AND TO BETTER CONNECT THE TOWN HALL TO THE SURROUNDING URBAN FABRIC, EXTERNAL SPACES AND IN PARTICULAR THE BROADWAY ITSELF, ILLUSTRATED IN THE STRATEGIC DIAGRAMS BELOW.
THE
BR
OA
DW
AY
HARINGEY PARK
HATH
ERLEY G
ARD
ENS
SITE PLAN
STRATEGIC SITE DIAGRAM
CONNECTIONS WITH THE CLINIC BUILDING AND PARKING
CONNECTIONS WITH TOWN SQUARE AND THE BROADWAY
ROUTES THROUGH TO THE COURTYARD AREAS
CONNECTIONS THROUGH TO GARDENS
IMPROVED CONNECTIONS WITH THE TOWN SQUARE AND THE BROADWAY
NEW CONNECTION WITH HORNSEY LIBRARY
EXISTING CONNECTIONS
PROPOSED CONNECTIONS
HORNSEY TOWN HALL
HORNSEY LIBRARY
BROADWAY ANNEXE
MEWS
FACILITATING DEVELOPEMENT
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
TOWN HALL PROPOSALS
ASSEMBLY HALL
FUNCTION/BAR
GROUND FLOOR PLAN
NEW LIFT AND MODIFIED STAIR
NEW CONNECTIONS TO COURTYARDS
REMOVAL OF CORRIDOR TO ALLOW CONNECTION THROUGH
OPENING UP OF BUILDING ENVELOPE TO COURTYARDS
NEW LIFT AND MODIFIED STAIR
NEW OPENINGS IN BUILDING ENVELOPE TO ALLOW CONNECTIONS WITH COURTYARD
OPENING OF BUILDING ENVELOPE TO TOWN SQUARE
STAGE
GREEN ROOM
RESIDENTIALACCOMMODATION
FLEXIBLE EVENT SPACE
CAFE
ASSEMBLY FOYER
ENTRANCE HALL
CINEMAFOYER
MULTI-PURPOSEFUNCTION ROOM
KITCHEN
VOID
STORE
CHANGING
PLANT
PLANT
STUDIOS
HEALTH AND FITNESS
LOWER GROUND FLOOR PLAN
CREATIVE ENTERPRISES
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
TOWN HALL PROPOSALS
FIRST FLOOR PLAN
REMOVAL OF EXISTING ROOFEXTENSION
SECOND FLOOR PLAN
PROJECTION ROOM
RESIDENTIALACCOMMODATION
GALLERY
CREATIVE ENTERPRISES
CREATIVE ENTERPRISES
BAR/ LOUNGE
RESIDENTIALACCOMMODATION
CINEMA
COUNCIL CHAMBER
NEW LIFT AND MODIFIED STAIR
NEW CINEMA ARRANGEMENT AND RELOCATION OF FRONT EDGE OF ‘GALLERY’
CHANGING
VOLUNTARY SERVICES
VOLUNTARY SERVICES
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
ASSEMBLY HALL
THE ASSEMBLY HALL IS A KEY PART OF THE RENAISSANCE OF THE HORNSEY TOWN HALL. ITS REFURBISHMENT INTO A WELL EQUIPPED FLEXIBLE, ACCESSIBLE SPACE, WITH EXCELLENT ACOUSTIC AND MODERN DAY PROVISION FOR A WIDE RANGE OF USES IS CRUCIAL TO THE SUCCESS OF THE SCHEME.
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COMMUNITYHall for hire X X
Exhibitions X X
Market / fairs X X
Evening activities (scouts) X X
ACTIVITIESSports hall X X
Tea dances/ballroom dances X
Dance studio X
Rehearsal studio X X
PERFORMANCEComedy X
DanceCabaret X
Standing gigs X
Jazz/folk/blues X
FUNCTIONWeddings X
Bar Mitzvah’s / other ceremonies X
Award ceremonies X
THEATRENational Level TheatreLocal Theatre X
Amateur dramatics X
School productions X
CINEMAFlexible cinema X
CLASSICAL MUSICOrchestral X
Recital X
Choral X
A number of options have been considered ranging from minimum refurbishment of the flat • floor space, to far more significant alterations of the spaceThe original hall would have been used for dancing and functions, or with loose chairs facing • the stage for civic events and staged performances The hall would not have been used primarily as a theatre - Its size, shape and lack of • tiered seating restrict its uses to flat floor functions such as dancing, standing music gigs, banqueting and community uses such as bingo, exhibitions, scouts, jumble sales etcWe recommend the provision of retractable tiered seating will provide a greater range of • performance uses whilst still retaining the flat floor flexibility the existing space provides The sensitive restoration and integration/upgrading of services, technical zones, acoustic • properties and flooring will create a space which is at the heart of the Town Hall redevelopment
CUT-AWAY MODEL OF ASSEMBLY HALL
REPLACEMENT OF SPRUNG FLOOR
RETRACTABLE RAKED SEATING
RENEWED STAGENEW SEPARATING WALL AND SOUND/LIGHT LOBBY
NEW ABOVE STAGE TECHNICAL ZONE
ACOUSTIC ISOLATION OF ROOF
ACOUSTIC TREATMENT OF WINDOWS AND MEANS OF BLACK-OUT
FRONT -OF HOUSE LIGHTING BRIDGE
NEW 2 SCREEN CINEMA
BAR/FOYER AREA
REPAIRED TIMBER PANELLING AND INTERNAL FINISHES
FOYER TO FRONT SQUARE
BAR/LOUNGE OVERLOOKING TOWN SQUARE
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
CINEMA
PREVIOUS PUBLIC CONSULTATIONS HAVE IDENTIFIED CINEMA AS A POPULAR COMMUNITY DESIRE. A NUMBER OF HIGH QUALITY CINEMA OPERATORS HAVE EXPRESSED INTEREST IN OPERATING A CINEMA AT HORNSEY TOWN HALL. A TWO SCREEN CINEMA IS CURRENTLY PROPOSED IN THE REMODELLED GALLERY SPACE TO THE ASSEMBLY HALL.
The introduction of a new use to the gallery space has the added benefit of • improving the proportions of the assembly hall space, making it more appropriate for a wider range of usesAll the interested cinema operators see themselves as the new wave of cinema • operators providing a convivial entertainment experience with food, drink and state of the art cinema facilitiesCrucial to the success of a cinema operation is the provision of a destination cafe/• bar/lounge as part of the experienceThe current scheme proposes a direct connection from the screens to the • committee rooms which will be reinstated to their original size and proportions and used as a bar/lounge overlooking the town square.
CUT-AWAY MODEL OF CINEMA AND COMMITTEE ROOMS
NEW LIFT CORE PROVIDING DISABLED ACCESS
BAR LOUNGE FUNCTION
COMMITTEE ROOMS REINSTATED TO ORIGINAL SIZE
REFURBISHED PANELLING
TOILETS
NEW 2 SCREEN CINEMA IN EXISITNG GALLERY AREA
NEW ACOUSTIC PARTITION
EXISTING STAIRCASE
BAR / FOYER AREA
NEW SOUND / LIGHT LOBBYAND ACCESS TO ASSEMBLY HALL
ASSEMBLY HALL
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
VISUALS
ARTISTS IMPRESSION OF THE FRONT OF THE TOWN HALL
CROSS SECTION THROUGH ASSEMBLY HALL, CINEMA AND COMMITTEE ROOMS
HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE
PHASING, VIABILITY AND COSTS
A NUMBER OF STRATEGIC OPTIONS FOR THE DELIVERY OF THE TOWN HALL SCHEME HAVE BEEN CONSIDERED, TO OPTIMISE THE USE OF ASSETS ON THE SITE, THE BENEFIT TO THE LOCAL COMMUNITY & ULTIMATELY THE DELIVERY OF A VIABLE & SUSTAINABLE HORNSEY TOWN HALL. A PREFERRED OPTION WAS SELECTED FOR DEVELOPMENT. THE ANTICIPATED PHASING AND COST BREAKDOWN IS SHOWN BELOW:
CAPITAL RECEIPTSThe likely capital receipts from development • of the adjoining site will not be sufficient to refurbish the entire Town Hall solely for arts and community activities. A phased approach, which brings parts of • the Town Hall into use incrementally, and allocates residential use to the east wing to increase the capital receipts has therefore been adopted.
BUSINESS PLANThe development of the business plan has • identified that a significant commercial use is required within the mix in order to sustain the arts, and community activities in the building, as there is no external subsidy. It is proposed that the Broadway Annexe • building is retained and let by the HTHCT as a mix of office/enterprise suites and retail. This will provide an annual income to sustain • the cultural activities in the Town Hall, and safeguard the spaces within the Town Hall for community focused activities.
FUNDRAISINGThe proposals seek to minimise the funding • gap between the refurbishment costs and capital receipts from disposal of the site. There is likely to still be a funding gap. • HTHCT are looking to secure funding from • grant-giving bodies such as the Heritage Lottery Fund and a range of other public and charitable sources. We are also undertaking a major fundraising • effort to secure sponsorship from commercial organisations, individuals and other sources.
ANNUAL INCOME SUBSIDISES
RUNNING COST OF REFURBISHED
TOWN HALL
FACILITATING DEVELOPMENT PART PAYS FOR REFURBISHMENT OF TOWN HALL
PHASE I PHASE II PHASE III
Committee Room Flexible Lecture/Seminar
Mayor’s Parlour
Landscape works+ link to library
Flexible Gallery/Event Space
Office
Assembly FoyerCinema Foyer
West Wing Cafe
Rehearsal Space /StudiosPlant
Multi-Purpose Function Room
Assembly Hall/Performance Area
Kitchen
Glazed roof to Courtyard
Voluntary sector offices
Creative Studios
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West Wing Cafe
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PHASE 1 - CONSTRUCTION COSTEssential works to the Town Hall Structure and exterior £1.20mRefurbishment works to the Town Hall inc Assembly Hall and Cinema £6.88mEssential works to Broadway annexe structure and exterior £0.30mRefurbishment works to Broadway Annexe £1.64mEstimated On-costs (25%) £2,70mSub Total £12.72m
PHASE 2 - CONSTRUCTION COSTCouncil Chamber and Mayor’s Parlour £0.59mRaised Courtyard and external Works £0.28mGeneral rates office under council chamber £0.23mEstimated On-costs (25%) £0.28mSub Total £1.38m
PHASE 3 - CONSTRUCTION COSTLink building as creative studios £0.55mRefurbishment of tower £0.10mRoof extension to committee rooms £0.50mGlazed roof to central courtyard £0.50mEstimated On-costs (25%) £0.41mSub Total £2.06m
Total Phases 1, 2 and 3 £16.16m
BALANCING CAPITAL EXPENDITURE AND RUNNING COSTS
THE WAY FORWARD
OVER THE PAST YEAR OUR DESIGN TEAM HAS COMMISSIONED DETAILED SURVEYS AND INVESTIGATIONS OF THE TOWN HALL LOOKING AT STRUCTURAL ISSUES, MECHANICAL AND ELECTRICAL SERVICES, HISTORIC FABRIC CONDITION SURVEYS, SITE ECOLOGY, TRAFFIC, AND ACOUSTIC ISSUES.
THE TRUST HAS ALSO DEVELOPED A BUSINESS PLAN FOR DELIVERING A VIABLE AND SUSTAINABLE HORNSEY TOWN HALL AND PUT IN PLACE A FUND RAISING STRATEGY.
ALL THE EXAMPLES SHOWN HERE ARE COSTED OPTIONS. WE’VE TRIED TO BE AS CLEAR AS POSSIBLE ABOUT THESE, THEIR COST AND HOW MUCH CAPITAL THEY WILL GENERATE.
THE OPTIONS AND APPROACH ARE BASED ON PREVIOUS PUBLIC CONSULTATIONS AND HAVE BEEN PRESENTED TO THE FOLLOWING ORGANISATION WHO SUPPORT THE OVERALL APPROACH DEVELOPED SO FAR:
LOCAL PLANNING AUTHORITY, • ENGLISH HERITAGE • TWENTIETH CENTURY SOCIETY • THEATRES TRUST •
THE CPB IS COMMITTED TO THE RESTORATION AND REGENERATION OF HORNSEY TOWN HALL AS A CENTRE FOR ARTS AND COMMUNITY USE FOR THE CITIZENS OF HARINGEY AND NORTH LONDON AND ACKNOWLEDGES THAT:
THE PROJECT WILL HAVE TO BE BOTH SELF-FUNDING AND DEMONSTRATE A LONG-TERM SUSTAINABLE FUTURE. • THAT HOUSING DEVELOPMENT TO THE REAR OF THE HORNSEY TOWN HALL IS THE ONLY OPTION THAT WILL RAISE SUFFICIENT • CAPITAL TO PAY FOR NOT JUST THE RESTORATION OF THE TOWN HALL FABRIC BUT ALSO THE CREATION OF A SUSTAINABLE FUTURE FOR THE BUILDING AND THE ACTIVITIES IN IT.
Haringey Council
KEY MILESTONESKEY MILESTONES JULY 2009 - PENDING APPLICATION TO THE CHARITY COMMISSION TO ESTABLISH A CHARITABLE TRUST
OCTOBER 2009 - SUBMISSION OF PLANNING APPLICATION
SEPTEMBER 2009 - VACATION OF THE BUILDING
NOVEMBER 2009 - BEGIN INTRUSIVE SURVEYS
APRIL 2010 - EARLY WORKS COMMENCE
TOWN HALL REFURBISHED BY JUNE 2012
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