Winscombe Community CentreWinscombe Community Association

Feasibility Study

24/08/16

STRIDE TREGLOWN JOB NO. 150305

PREPARED BY FJ

CHECKED BY PF

DATE 24/08/16

FILE 150305_Feasibility Study

REVISION NO. -

Contents Site Analysis 4

Design Parameters 6

Option 1: Extend & Refurbish 8

Urban Grain 10

Option 2: New Build 12

Design Influences 14

Diagrams & Sketches 16

Development Options 18

Summary 20

This feasibility study was prepared on behalf of Winscombe Community Association regarding proposals for a new community centre for Winscombe in August 2016.

Maintaining Integrity Proximity of Neighbours

The existing village hall holds significant nostalgia for many villagers. If we are to develop the existing building, it is critical to retain period design features that are of sentiment; for example the old school hall. There is a question about what is worth retaining, and also what can ensure structural integrity.

Close proximity of neighbouring residents requires consideration. Due to windows facing onto the site, planning guidance recommends 12m offsets before any blank walls to development; 21m before another window. There are also 7m offsets from a neighbouring boundary/garden if the development requires a window. This begins to shape where any development might occur.

Existing Access PointWith anticipation of development and increased traffic to the site, to comply with today’s highway standards the existing access point will have to be shifted and upgraded to increase visibility at the junction. The existing building’s proximity to this new road layout means vehicle and pedestrian safety should be a high priority in any design proposals.

Public Right of WayThe Public Right of Way, located across the field from Strawberry Line to alley by the Fire Station is a recognised route. There is an opportunity to enhance and enliven the existing route, or re-routing will be required should its current positioning not suit the proposal. Re-routing will require justification and approval by the council.

Connection to the FieldThere is a favourable opportunity to enhance the use of the field, where connections from the community centre to this external asset should be prioritised. This would encourage use of the green area, and aid the occurrence of events such as games and the annual Michaelmas Fair.

Site AnalysisThe location of the existing building on site is constrained and presents many parameters the design must adhere to should this be considered a viable option, such as consideration of overlooking for neighbouring properties, and maintaining integrity of the existing building.

Providing a new building further into the site provides opportunities to enhance links to the Strawberry Line, and create a connection with the field.

Connection to Millennium GreenThe upgrading of the old station along the Strawberry Line is a valuable asset to the Strawberry Line and Winscombe Village. Its close proximity to our site provides opportunities to strengthen connections and accessibility, and perhaps provide space for a visitor centre.

Reproduced from the Ordnance Survey map by permission on behalf of the Controller of Her Majesty's Stationery Office © Crown Copyright. Licence 100019539.

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Centre:

Information in this plan is provided for identification

purposes only. No warranty as to accuracy is given or

implied. The precise route of pipe work may not exactly

match that shown. Wessex Water does not accept liability

for inaccuracies.

Sewers and lateral drains adopted by Wessex Water

under the Water Industry (Schemes for Adoption of

Private Sewers) Regulations 2011 are to be plotted over

time and may not yet be shown.

In carrying out any works, you accept liability for the cost

of any repairs to Wessex Water apparatus damaged as a

result of your works. You are advised to commence

excavations using hand tools only. Mechanical digging

equipment should not be used until pipe work has been

precisely located.

If you are considering any form of building works and

pipe work is shown within the boundary of your property

or a property to be purchased (or very close by) a

surveyor should plot i t s exact pos it ion prior to

commencing works or purchase. Building over or near

Wessex Water’s apparatus is not normally permitted.

WATER MAINS Public Private

PublicRaw Water

Abandoned

Valve Hydrant PRV Meter

SEWERS Public - Section 104 - Private

FoulCombinedSurface

Abandoned sewers

OTHER WESSEX PIPES

Rising MainsEffluent Disposal Main

Overflow

NON-WESSEX PIPES

Private Rising MainsCulverted Water Course

Highway Drain

Printed on :

Winscombe Community

Winscombe, N Somerset

23/08/2016 08:44

341971.81 , 157751.51

Foul Sewer LocationThe location of a large foul sewer across the site could dictate where development can occur. Should development be proposed over or within 3m of the pipe, re-routing will be required.

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MILLENNIUM GREEN

OPTION 2:

NEW BUILDING

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OPTION 1:

EXISTING BUILDING

REFURB & EXTENSION

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• Upgrading required to access road - 45m visibility splay to 30mph Sandford Road. Existing building store would have to be demolished

• North Somerset Council Residential Design Guide Supplementary Planning document recommends:

- 21m offset overlooking to neighbouring property-12m offset overlooking to blank wall for neighbouring property-7m offset overlooking to neighbouring garden

• 3m easement to foul sewer pipe location. Should development be proposed within this zone, the pipe will have to be diverted.

KEY

Design ParametersFOR DEVELOPMENT

Scale 1:500

EXISTING BUILDING

FOOTPRINT

Ground Floor 786m²First Floor 207m²

TOTAL 993m²

OPTION 1Existing Building Refurb & Extension

• What features are worth retaining?• Maintaining structural integrity and features

of significant sentiment of existing building• Compromised aspirations of space - brief not

fulfilled• Overlooking constraints due to close

proximity to neighbouring properties• Significant demolition of existing building to

extend and refurbish - significant costs to achieve little

• Complexities of new form - existing utilities etc hard to manage

• Upgrading existing access point to today’s highways standards and clear/safe access to parking

• Lesser connection to the field• Loss of use and of users during

refurbishment• Level changes and access requirements

Benefits• Retain some of existing building as current

use• Some architectural features of sentiment

retained

Challenges

• Spaces dependent on existing dimensions eg. halls, offices

• No stage• External access to spaces located in Old

Headmaster’s House, like at present• Blank walls necessary to parts of extension

due to overlooking constraints and proximity to neighbouring properties

Spaces Compromised

Retained 258m²Demolished 162m²Extended 735m²

Concept Diagram

9150305 - WINSCOMBE COMMUNITY CENTREFEASIBILITY STUDY

Existing building retained

Existing building demolished

Ground Floor Plan1:250

First Floor Plan1:250

Extension

Concept Diagram

Urban GrainConsidering the surrounding context is essential to creating a proposal where the scale is informed and would ‘fit in.’

The above diagrams show that Option 1 - extending and refurbishing the existing building creates a vast form unlike anything currently in the village, suggesting it would not sit comfortably.

Proposing a new building however provides options to create new forms in different configurations; breaking them down to a similar scale as the surrounding context.

EXISTING WITH EXTENSIONNEW BUILDINGSURROUNDING CONTEXT

OPTION 1:

EXISTING BUILDING

REFURB & EXTENSION

OPTION 2:

NEW BUILDING

OPTION 2New Building

Benefits• Direct connection to the field• Spaces not compromised by existing forms• Potential to sell existing building to

generate revenue• Halls all face onto paths / the field

enhancing and encouraging use• Dynamic design that fits in to surrounding

context• Best practice and effective sustainable

design can be applied, not being constrained to existing parameters

• Spaces designed with flexibility of use• Phased development allows users to

remain in existing facilities during build

Challenges• Generating revenue for new build• Re-routing Public Right of Way• Loss of green space

FOOTPRINT

Ground Floor 1017m²First Floor 238m²

TOTAL 1255m²

Concept Diagram

13150305 - WINSCOMBE COMMUNITY CENTREFEASIBILITY STUDY

Ground Floor Plan1:250

First Floor Plan1:250

Pub

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Concept Diagram

Pede

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Pitched Roof Forms

The shape of the building has been influenced heavily by its residential surroundings and existing village hall building. By creating a simple form like the precedents on this page helps conceal the volume required for the main hall.

By breaking the building down into two wings; one single storey, the other double storey allows differentiation, and references the scale of surrounding buildings.

Where the buildings separate due to their angle of positioning creates a clearly legible main entry point, like the Cricket and Football Pavilion in Styal, shown left. A glazed atrium between the two wings defines the hub or centre of the building.

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Precedent: Various

Cricket and Football Pavilion, StyalAnnabelle Tugby Architects Mottisfont Abbey Visitor Centre, Burd Haward

Long House Project, Edmund SumnerTower House, Austin Maynard Mottisfont Visitor Centre forms amongst the trees, Burd Haward

15150305 - WINSCOMBE COMMUNITY CENTREFEASIBILITY STUDY

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STAGE PERFORMANCE

MAIN HALL AUDITORIUM

RESTROOM

STORE

LOBBYCHANGING ROOM

TICKETRECEPTION

KITCHEN/ BAR

ENTRANCE

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RESTROOM

CINEMA ROOM

CLUBROOM

TICKET

MEETINGROOM

ENTRANCE

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PLAY GROUP

OFFICE

MEETINGROOM

MEETINGROOM

KITCHEN

OFFICE

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PRIVATEVENUE

RESTROOM

KITCHEN

ENTRANCE

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STAGE PERFORMANCE

MAIN HALL AUDITORIUM

RESTROOM

STORE

LOBBYCHANGING ROOM

TICKETRECEPTION

KITCHEN/ BAR

ENTRANCE

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RESTROOM

CINEMA ROOM

CLUBROOM

TICKET

MEETINGROOM

ENTRANCE

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OFFICE

MEETINGROOM

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KITCHEN

OFFICE

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Flexibility of Space

Like the precedent shown, a small number of spaces can still easily fulfil the requirements for different usage within the building. Flexibility of space is a key component to successful design and effective use of a building:

• Reduced footprint• Reduced maintenance costs• Reduced construction costs• Sustainable building use• Shared use

With this in mind, there is a question about the requirements of areas proposed and what they will be used for.

Are there any areas that could be combined to help refine proposed footprint?

Similar multi-use diagrams for the proposal can be achieved once a potential calendar of events has been established.

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STAGE PERFORMANCE

MAIN HALL AUDITORIUM

RESTROOM

STORE

LOBBYCHANGING ROOM

TICKETRECEPTION

KITCHEN/ BAR

ENTRANCE

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CINEMA ROOM

CLUBROOM

TICKET

MEETINGROOM

ENTRANCE

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OFFICE

MEETINGROOM

MEETINGROOM

KITCHEN

OFFICE

ENTRANCE

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PRIVATEVENUE

RESTROOM

KITCHEN

ENTRANCE

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STAGE PERFORMANCE

MAIN HALL AUDITORIUM

RESTROOM

STORE

LOBBYCHANGING ROOM

TICKETRECEPTION

KITCHEN/ BAR

ENTRANCE

FREE

ZER

FRID

GE

12

3

RESTROOM

CINEMA ROOM

CLUBROOM

TICKET

MEETINGROOM

ENTRANCE

RESTROOM

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OFFICE

MEETINGROOM

MEETINGROOM

KITCHEN

OFFICE

ENTRANCE

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KITCHEN

ENTRANCE

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Precedent: Barcombe Village Hall

Concept Diagram

Internal AtriumThe space between the two definitive structures can be treated differently architecturally, creating an open, light and welcoming breakout area for people to meet, and by providing a legible entrance with views straight to the field beyond. This could house the reception desk, and coffee/cyber café - all spaces where people congregate.

External ViewThe forms created break down required volumes and become legible through differentiation in height, scale and positioning. A clear entrance for visitors from the car park is formed due to angling of wings, and by treating this section differently architecturally can define the central meeting space.

Development OptionsNew Build

Considering proposals for a new build community centre:

• What do you think of having a new building & why?

• What would you want to see done with the current

building & why?

• Would you be prepared to see some development of

the WCA site to help fund this, if not why?

19150305 - WINSCOMBE COMMUNITY CENTREFEASIBILITY STUDYPotential Development Plan

1:500

Public Right of Way to

be re-routedFo

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SANDFORD ROADTO VILLAGE CENTRE

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Summary In generating this feasibility study for the proposals of

Winscombe Community Centre, we have explored:

• There are significant design parameters to the site which

must be considered in the proposals.

• Option 1: Extend & Refurbish analyses the viability of

re-using the existing building as a community centre.

The complexities of refurbishing and extending, and site

constraints imposed means spaces are compromised

and may not fulfil initial aspirations for a community

centre that can serve a growing population. It would also

lead to loss of use and users during the construction

period.

• Option 2: New Build analyses the viability of a new

development further into the site. This means aspirations

of spaces can be achieved, whilst also considering the

form within its surrounding context.

• To generate revenue for the new build, the existing

building could be sold, alongside further development

within the site. We welcome your thoughts on future use

and development.

21150305 - WINSCOMBE COMMUNITY CENTREFEASIBILITY STUDY

External Sketch View - New Build

stridetreglown.com

Contact for this submission

Peter Farrant: +44 (0)117 974 3271 peterfarrant@stridetreglown.com

Francesca Johnson +44 (0)117 974 3271 francescajohnson@stridetreglown.com

ArchitectureInterior DesignBIMMasterplanning and Urban DesignLandscape ArchitectureTown PlanningBuilding SurveyingHistoric Building ConservationProject ManagementSustainabilityHealth and Safety / CDMGraphic Design

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