2013 06 agreed options appraisal brief

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Client:

The Carnegie Library Project Group

June 2013

Carnegie Library Community Hub Project

Options Appraisal Brief

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Options Appraisal Study Brief

Contents page

1. The Opportunity 3

2. Background to the Project 3

3. The Context of the Project 5

4. The History and Setting of the Carnegie Library 6

5. Current Uses 7

6. Local Plan Status and Designations 8

7. Population Characteristics 9

8. Project Objectives 16

9. Further Aspirations for the Site 18

10. Conservation Objectives 18

11. Scope and Management of the Options Appraisal 20

12. Consultant’s Key Tasks 22

13. Programme 24

14. Contacts 25 Appendices:

A List Descriptions 26 B Images of the Building, April 2013 29

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1.0 The Opportunity

1.1 The role of socially owned buildings, especially where these are part of the national built

heritage, is now more widely appreciated as a key element in the social and economic

regeneration of communities and, increasingly, is reflected in central and local government

policy objectives. Government policy now focuses more explicitly on sustainability, brown-

field development and the need to re-energise communities.

1.2. As we recognise the importance of the existing character and diversity of the built

environment to a community’s sense of identity and wellbeing, and the value of sustainably

utilising existing assets, particularly where the original purpose has diminished or gone, we can

identify new opportunities for “community” expenditure to have an even greater impact on

social and economic, as well as physical and environmental, regeneration.

1.3. Community regeneration projects, providing new economic uses as well as valued cultural

facilities and visitor attractions, can be powerful vehicles for the revitalisation and

development of communities and neighbourhoods, particularly where they involve buildings of

architectural or historic distinction, or are powerful local landmarks. Case studies have shown

that the “heritage pound” invested in the conservation and re-use of such buildings can attract

substantial private and public sector investment.

2.0 Background to the Project

2.1 The Grade II Carnegie Library on Herne Hill Road, London SE24, in the London Borough of

Lambeth, is a purpose-built library that has provided a local library service for over 100 years.

The building now also houses a number of other borough-wide library services. It is located on

the south-west side of Herne Hill Road, with flank frontages on Ferndene and Haredale Roads.

The surroundings are residential, with Ruskin Park nearby to the north.

2.2 Lambeth Council is currently reorganising its library service and although a local library

service will remain in the building much of it will soon become available for other uses in such

a mix that will both secure the running costs and future maintenance of the building and

provide a much-need community resource for the local area. Lambeth Council has therefore

designated the building as a potential “Community Hub”, to accommodate in addition to a

local library a wider range of community and other activities

2.3 The Carnegie Library has a well-established and constituted Friends Group (The “Friends of

Carnegie Library”) , but in order to attract additional stakeholders a Project Group has been

established charged with bringing forward viable and sustainable proposals to deliver the

Community Hub concept.

2.4 The Carnegie Library Project Group (the Client) has a strategy for this work and has

commissioned the preparation of a Conservation Statement (known also as a Statement of

Significance) to guide and inform the development of appropriate proposals for the uses the

building will house in the future and for its conservation and management. The Statement will

in due course be followed by the preparation of a Conservation Management Plan (also known

as a Conservation Plan). The work on the Conservation Statement is now in hand.

2.5 The Project Group now seeks to commission an Options Appraisal to identify and evaluate

the preferred options for the conservation and appropriate re-use of the building. The Project

Group wishes to restore the building to its former architectural character, and bring it back

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into a useable condition for library use and additional new sustainable uses, and to be a

catalyst for wider social regeneration.

2.6. The Project Group has been established to protect and enhance the historical and

architectural fabric of the Carnegie Library and its setting; to facilitate the continued operation

of a Lambeth Council library; to bring vacant or under-used space in the building into

appropriate new uses; create new entrepreneurial opportunities; and, primarily, to promote

the use of the building for wider public access and community uses, particularly for activities

that complement the literary and cultural ethos originally envisaged in Andrew Carnegie’s

endowment. The project is intended also to contribute to and promote the social

infrastructure of the locality within which it is situated.

2.7. The Project Group is an informal structure without legal standing. Its purpose is to

develop the project to the point where a more formal organisational structure, such as a

charitable trust, can take over. Until such time as a legal structure is in place with the powers

to commission technical works and draw down funds from grant-giving organisations the

London Borough of Lambeth has kindly agreed to undertake all procurement matters,

including this tender, in accordance with its own procurement standards and requirements. In

all other respects the Project Group is the Client. Implementation of the preferred option,

when agreed, including all applications to grant-making bodies, as well as the eventual

operation and management of the building, will rest with the formal new legal body to be

established for the purpose.

2.8. The Friends of Carnegie Library have in recent years undertaken a number of consultation

exercises with the local community and have published papers setting out the services and

activities the community would wish to see accommodated in the Carnegie Library building.

These will be made available to the consultant.

2.9. In addition, the Project Group has also recently contacted local organisations seeking

confirmation of previously expressed views and any additional points that should be noted as

part of this present exercise. These notes will also be made available to the consultant.

2.10. The Project Group has revisited all the issues raised by the community and sought to

balance how the listed building could be conserved and used more effectively through the

development of a combination of existing and new uses that would attract funds for the

restoration of the historic structure, provide a reliable revenue-stream for its upkeep,

capitalise on its important historic form and contribute to the social, economic and

environmental regeneration of Herne Hill.

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3.0 The Context of the Project

The Locality

The Site

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Transport Links

3.1. The building is situated in the Herne Hill Ward of the London Borough of Lambeth but also

serves residents of the adjoining Village and South Camberwell wards of LB Southwark. A

catchment area for usage has been established by Lambeth Council with a total resident

population of around 40,000. A substantial majority of residents of the catchment area are

within a 15 minute walk of the building. The building is approximately an 8 minute walk from

the mainline station at Loughborough Junction, a 10 minute walk to the mainline station at

Herne Hill, a 12 minute walk to the mainline station at North Dulwich and also to the London

Overground station at Denmark Hill. It is also convenient to residents of the wider Herne Hill

and Dulwich areas, and is accessible from the main centre of Brixton, which is served by the

London Underground Victoria Line.

3.2. The building is situated on Herne Hill Road, a major artery between the A215 Herne

Hill/Denmark Hill route and the A2217 Coldharbour Lane, an east-west route linking

Camberwell Green to Brixton. The A215 is a major traffic route that carries two-way bus

services from central London via Camberwell to Herne Hill, West Norwood and Croydon.

Coldharbour Lane is a major artery that carries bus routes between Peckham and Brixton and

beyond. The P4 bus route, which runs between Brixton and Lewisham, also passes the

building. Accordingly, the Carnegie Library has a high degree of public transport accessibility.

4. The History and Setting of the Carnegie Library

4.1. The Carnegie Library is a large and distinguished Edwardian public building, listed Grade II,

and situated on a main thoroughfare in a residential area of the London Borough of Lambeth.

In 1902 the Metropolitan Borough of Lambeth applied to Andrew Carnegie for money to build

a branch library for Herne Hill and Tulse Hill wards. A request the previous year had been

refused as the philanthropist was then making gifts only to Scotland and his adopted home-

country, the United States of America. As Carnegie believed in giving benefactions the

community would continue to support, he asked whether the site would be “sufficient for the

proper maintenance of a library if erected.” On Lambeth’s assurance the rates would be quite

sufficient and there was “no danger the library would be starved”, he agreed to supply the

£12,500 needed “to complete your library system.”

4.2. The Council purchased land from Mr. Robert Sanders, the indenture stipulating a public

library and reading room be built within five years and that the Council would make up and

pave new streets around the library. The Project Group is now seeking a copy of the original

deeds. The Library Committee Chairman, Sir Edwin Durning-Lawrence, offered to present 23

pictures if an art gallery could be incorporated.

4.3. Applications from 14 local Quantity Surveyors were considered and a tender was accepted

from Messrs. Leaning. Of 48 architects given particulars, 25 submitted designs; that of

H Wakeford & Sons was chosen. The builders were Holliday & Greenwood.

4.4 Plans included a main lending library, magazine and newspaper reading rooms, children’s

library with separate entrance, staff office and workroom, room for files and repairs, basement

store room and heating chamber, plus upstairs lecture hall for public meetings, talks and

exhibitions. The building extends over three floors and a Librarian’s residence was also

included in the South Wing.

4.5 The library was completed in 1905, fitted out with Lamberts Steel Bookstacks, and oak

bookshelves and furniture. It was opened to the public on 9 July 1906. It is a fine example of

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Edwardian civic architecture, built with red Fletton bricks (substituted for London stock for

budgetary reasons) and terracotta, with some 45 “blue” bricks. It combines a classical

framework with Tudor style large mullioned, transomed windows. The Lakeland slate roofs

feature bell cupolas. The English Heritage Listing description notes the building as comprising

“a one-storey front range of 7 wide bays with 2 bell cupolas on the roof ridge. The centre and

end bays project under gables. The front is framed in an Ionic Order with pilasters to the

windows and freestanding columns at angles of end bays. The open pediments over windows

contain draped cartouches. The round-arched central entrance in a rusticated terracotta panel

has Ionic columns supporting the open pediment with draped cartouche bearing escutcheons.

Above is a balcony with side balustrades. The two-bay returns to the 3-storey wings of 5 and 4

bays with large windows and entablatures to the floors, and a heavy modillioned eaves

cornice”.

4.6 The library and its external boundary walls and railings were listed Grade II in 1981, sadly

after all of the Lamberts Steel Bookstacks and most of the tall oak bookshelves, which in the

central room had fanned out in a sun-ray design, had been removed.

4.7 Andrew Carnegie wanted a building worthy of its purpose. The superb windows, panels

and glass dome afford plenty of natural light, giving the rooms a bright, welcoming feel.

Parquet floors add extra warmth, and the graceful Corinthian columns provide further

elegance. There are many pretty fixtures and fittings, including metal finger plates and base

panels on internal doors.

4.8 The library sits in its own grounds surrounded on the frontage and sides by iron railings

above a low brick plinth with terracotta coping supported by elegant brick pillars, with a small

enclosed garden space and vehicle parking area at the rear.

4.9 The library was ahead of its time, the first to be designed for the open-access system, i.e. it

allowed borrowers to walk around and choose books from the shelves, instead of having to ask

a librarian if a book was available and then waiting for it to be fetched.

5. Current Uses

5.1. Over the years former public rooms have been converted to office space for central library

and IT staff, used for storage or transit of material, and to house the borough’s joint fiction

reserve stock, including play-sets and music.

5.2. At some stage the librarian’s residence was divided into four council flats, two of which

were sold in 1991. By November 1997, opening hours reduced to 16 per week (from an

already low 34), with a consequent fall in usage. The former music library section was closed

and the supply of new books diminished.

5.3. In 1999 the Friends of Carnegie Library was formed in response to Lambeth Council’s

proposal to close the Carnegie and several other libraries. After a three-year campaign the

Council agreed not to close it although it did close some others. The book stock began to

improve, music cassettes (briefly) and videos (later DVDs) became available, internet access

arrived and some refurbishment work began. From August 2003 opening hours increased to

31 per week (lowest in the borough). CDs appeared in 2011; but book stocks remain below

what the Friends would wish to see. The Friends’ aims remain to protect Andrew Carnegie’s

gift, revitalise the library and raise its profile within Lambeth, the Southwark catchment area

and beyond, and to liaise with others promoting local libraries

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5.4.The Art Gallery, which the Friends created from part of the largely disused former

magazine reading room, hosts a flourishing chess club and adult literacy reading groups.

Beginning in 2000 with a special exhibition of portraits of and pictures by John Ruskin, Herne

Hill’s most eminent former resident, it has featured prestigious displays on occasion and has

shown works by many local artists and projects by local school children.

5.5. The Borough Library Community Services, including Home Visit and mobile stocks, are now

housed in the building. Funds from the sale of Lambeth Council’s former mobile store allowed

urgent repair and redecoration to be undertaken in 2005and the layout of some areas

reconfigured to accommodate the new services. With this architectural gem largely restored

to its former glory, Lambeth Libraries and the Friends hosted a community celebration on

9th July 2006, the centenary of its opening. In 2007 the Friends launched a Breathing Places

project, funded by the Big Lottery, to refurbish the rear garden; this highly successful Reading

and Wildlife Garden enhances the library-going experience. Volunteers of all ages can get

involved in planting, maintenance and enjoying events outside.

Current Condition

5.6. A Condition Survey was undertaken in 2010 by consultants Potter Raper that showed the

building to be in broadly good repair, although updating and maintenance work was needed.

Lambeth Council has since undertaken some of the work needed, including the replacement of

the heating boiler, and further minor alterations and repairs are planned. A copy of this

report, together with a note on the subsequent work, will be provided to the consultant.

5.7. However, some of the work undertaken to the building in recent years has been

unsympathetic to its character. A lift installation from the basement to the second floor, to

give access to the Lecture Theatre, has diminished the floor space and character of that room.

Much of the electrical and other service wiring and equipment throughout the building has

been appended to walls, creating an unsightly appearance, and electrical junction boxes have

in several places been placed in public view.

Environmental issues

5.8. The ground of the site is clay with bedrock at a greater depth. The building sits on a steep

hill and has a low basement undercroft at the northern end. The enclosed garden at the rear

includes a wildlife area and is to be maintained. There are also narrower garden spaces to the

frontage and north and south sides. There is no known ground contamination. However, the

building is located in a quiet residential are and possible future activities must have regard to

potential noise nuisance.

6. Local Plan Status and Designations

6.1.The development plan in Lambeth is the London Plan (July 2011), the Lambeth Core

Strategy (adopted 19 January 2011) and the remaining saved, non-superseded policies in the

Lambeth Unitary Development Plan (UDP): Policies saved beyond 5th August 2010. Lambeth

Council is currently reviewing its Local Plan.

6.2. Libraries are classified as a D1 Use within the Town and Country Planning (Use Classes)

Order 1987 (as amended). Libraries are also ‘community facilities’ for the purposes of applying

relevant UDP and Core Strategy policies.

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6.3. Saved UDP Policy 26 safeguards existing community facilities from development, including

change of use, and provides guidance on the circumstances in which the loss of community

premises may be acceptable. In summary, the loss of a community facility may be permitted in

instances where a suitable replacement facility is provided and the site and buildings are

unsuitable and/or unviable for redevelopment for community uses. Where a proposal would

result in the loss of a community facility, it is a requirement to audit existing community

facilities in the local area to identify any existing deficiencies that the site may be capable of

addressing. This should include evidence of unsuccessful marketing, as for employment sites.

The development and improvement of facilities for the community is supported and

promoted.

6.4. Core Strategy Policy S1 (e) sets out that community premises will be safeguarded and

improved in order to meet identified demand for community meeting spaces, and seeks the

development of new facilities where there are identified gaps in provision.

6.5. There are no specific planning policy designations relating to this site (ref. Local

Development Framework Proposals Map (January 2011)). The Carnegie Library building, built

in 1905, is however Grade II Listed (English Heritage Reference: 19/472). The forecourt walls,

railings and piers to Carnegie Library are also Grade II Listed (Ref. 19/473).

7. Population Characteristics

7.1 The Carnegie Library, although situated in the Herne Hill ward of Lambeth and operated by

the Borough Council, serves a wider area that includes parts of adjoining wards in Lambeth and

two neighbouring wards in Southwark (South Camberwell and Village wards). It is intended

that this should continue and the Community Hub also serve the same catchment area, and

indeed wider. Although the three wards do not exactly coincide with the effective catchment

of the present Library their characteristics can, for present purposes, be taken as broadly

representative of it.

Library Existing Customer Analysis

7.2 The existing users and visitors of Carnegie Library are primarily drawn from the immediate

neighbourhoods and estates, including parts of the neighbouring borough of Southwark. To

increase its visitor and user numbers, the Library needs to extend its reach and catchment,

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particularly to the north and south west corner of Herne Hill ward. The current review of

library services being undertaken by Lambeth Council is expected to address these matters.

Library statistics 2012-13

Issues and renewals 40,523 (3.02% decrease on previous twelve months)

New registrations 562 (4.46% decrease on previous twelve months)

Number of visits 32,559 (6.02% decrease on previous twelve months)

Total membership 2,007

However, the latest statistics show increases in issues and renewals, from 3120 to 3702 in the

year, and visits up from 2106 to 2789 in the year. Visits per hour are up from 18 to 22, and

issues per hour up from 27 to 30 in the year. Usage also reflects the restricted opening hours

of the library, now the shortest in Lambeth.

7.3 Headline Census Snap-shot

Herne Hill

South

Camberwell

Village Lambeth

2011 Density (number of

persons per hectare) Rate 74.4 94.9 44.5 113

All households who owned

their accommodation

outright Percentage 13.2 13.5 29.4 11.4

All households who owned

their accommodation with a

mortgage or loan Percentage 24 26.2 35.5 21.6

Very Good Health Percentage 53.6 55.8 61.3 52.9

Good Health Percentage 32.2 31.3 28.2 32.1

Day-to-Day Activities Limited

a Lot Percentage 5.6 5.5 4.2 6.1

Economically Active;

Employee; Full-Time Percentage 45.7 44 44.1 46.5


Employee; Part-Time Percentage 10.1 9.4 10.2 9.5

Economically Active; Self-

Employed Percentage 13.4 11.7 17.3 11.3


Unemployed Percentage 5.4 5 3 6

People aged 16 and over with

5 or more GCSEs grade A-C,

or equivalent Percentage 9.5 10.3 8.4 9.8

People aged 16 and over with

no formal qualifications Percentage 12.2 12.4 9.4 14.2

Source: ONS Census 2011

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7.4 Population Totals

Herne

Hill

South

Camberwell

Village Lambeth

2011 Population: All

Usual Residents Count 15107

12,629

12,402 303086

2011 Population: Males Count 7,447

5,948

5,982 150,921

2011 Population:

Females Count 7,660

6,681

6,420

152,165

All Households Count 6,508 5,097 4,580 130,017


7.5 Age Structure

Herne

Hill

South

Camberwell

Village Lambeth

Age 0 to 4 Percentage 6.9 8 8.2 6.8

Age 5 to 7 Percentage 3.5 3.6 4.3 3.4

Age 8 to 9 Percentage 2.1 2 2.8 2

Age 10 to 14 Percentage 5 5.1 6.9 4.9

Age 15 Percentage 0.8 1 1.4 1




Age 25 to 29 Percentage 12 10.5 6.7 14.2



Age 60 to 64 Percentage 3 2.8 4.2 3




Age 90 and Over Percentage 0.3 0.3 0.5 0.3

Mean Age Years 33.9 33.2 36.1 33.7

Median Age Years 33 32 37 31


These figures indicate a young population, which is predicted to increase in the next decade.

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7.6 Demographics

Herne Hill

South

Camberwell

Village Lambeth

All Usual Residents Count 15107 12629 12402 303086

White; English/Welsh/Scottish/Northern

Irish/British Count 6736 5418 8368 118250

White; English/Welsh/Scottish/Northern

Irish/British Percentage 44.6 42.9 67.5 39

White; Irish Count 350 281 297 7456

White; Irish Percentage 2.3 2.2 2.4 2.5

White; Gypsy or Irish Traveller Count 15 3 4 195

White; Gypsy or Irish Traveller Percentage 0.1 0 0 0.1

White; Other White Count 2028 1359 1236 47124

White; Other White Percentage 13.4 10.8 10 15.5

Mixed/Multiple Ethnic Groups; White and Black

Caribbean Count 433 231 193 8302


Caribbean Percentage 2.9 1.8 1.6 2.7


African Count 246 219 105 4301


African Percentage 1.6 1.7 0.8 1.4

Mixed/Multiple Ethnic Groups; White and Asian Count 207 142 210 3574

Mixed/Multiple Ethnic Groups; White and Asian Percentage 1.4 1.1 1.7 1.2

Mixed/Multiple Ethnic Groups; Other Mixed Count 334 258 208 6983

Mixed/Multiple Ethnic Groups; Other Mixed Percentage 2.2 2 1.7 2.3

Asian/Asian British; Indian Count 207 232 300 4983

Asian/Asian British; Indian Percentage 1.4 1.8 2.4 1.6

Asian/Asian British; Pakistani Count 50 74 66 3072

Asian/Asian British; Pakistani Percentage 0.3 0.6 0.5 1

Asian/Asian British; Bangladeshi Count 48 95 19 2221

Asian/Asian British; Bangladeshi Percentage 0.3 0.8 0.2 0.7

Asian/Asian British; Chinese Count 147 266 167 4573

Asian/Asian British; Chinese Percentage 1 2.1 1.3 1.5

Asian/Asian British; Other Asian Count 399 366 186 6089

Asian/Asian British; Other Asian Percentage 2.6 2.9 1.5 2

Black/African/Caribbean/Black British; African Count 1297 1825 347 35187

Black/African/Caribbean/Black British; African Percentage 8.6 14.5 2.8 11.6

Black/African/Caribbean/Black British; Caribbean Count 1423 929 387 28886

Black/African/Caribbean/Black British; Caribbean Percentage 9.4 7.4 3.1 9.5

Black/African/Caribbean/Black British; Other

Black Count 759 539 187 14469

Black/African/Caribbean/Black British; Other

Black Percentage 5 4.3 1.5 4.8

Other Ethnic Group; Arab Count 58 69 55 1728

Other Ethnic Group; Arab Percentage 0.4 0.5 0.4 0.6

Other Ethnic Group; Any Other Ethnic Group Count 370 323 67 5693

Other Ethnic Group; Any Other Ethnic Group Percentage 2.4 2.6 0.5 1.9

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7.7 Language

Language

Herne

Hill

South

Camberwell

Village Lambeth

All Usual Residents Aged 3 and Over Persons 14459 12010 11802 290080

English Speaking Persons 11917 10013 10852 231326

Source: ONS 2011 Census

The Census indicates that over 80 other languages are spoken in the area, almost all by small

numbers of people.

7.8 Community’s Proficiency in English

Herne Hill

South

Camberwell

Village

Lambeth

All Usual Residents Aged 3 and

Over Persons 14,459 12,010 11,802 290080

Main Language is English Persons 11,917 10,013 10,852 231326

Main Language is Not English;

Can Speak English Very Well Persons 1,191 992 590 25554


Can Speak English Well Persons 934 709 253 22432


Cannot Speak English Well Persons 361 243 91 9206


Cannot Speak English Persons 56 53 16 1562


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7.8 Health and Disability

What residents say about their health:

Herne

Hill

South

Camberwell

Village

Lambeth

All Usual

Residents Persons 15107 12629 12402 303086

Very Good Health Persons 8101 7051 7608 160326

Good Health Persons 4868 3959 3492 97286

Fair Health Persons 1474 1128 933 31188

Bad Health Persons 499 350 265 10729

Very Bad Health Persons 165 141 104 3557


What residents say about the effects of disability on their lives:

Herne

Hill

South

Camberwell

Village

Lambeth

All Usual Residents Persons 15107 12629 12402 303086

Day-to-Day Activities

Limited a Lot Persons 840 696 516 18618

Day-to-Day Activities

Limited a Little Persons 948 730 731 20053

Day-to-Day Activities Not

Limited Persons 13319 11203 11155 264415


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7.9 Economic Activity and Deprivation

Herne Hill

South

Camberwell

Village Lambeth

All Usual Residents Aged 16 to 74 Count 11880 9723 8816 237730

Economically Active; Employee; Part-Time Count 1197 911 895 22530

Economically Active; Employee; Part-Time Percentage 10.1 9.4 10.2 9.5

Economically Active; Employee; Full-Time Count 5434 4281 3891 110465

Economically Active; Employee; Full-Time Percentage 45.7 44 44.1 46.5

Economically Active; Self-Employed Count 1589 1141 1526 26828

Economically Active; Self-Employed Percentage 13.4 11.7 17.3 11.3

Economically Active; Unemployed Count 636 491 262 14255

Economically Active; Unemployed Percentage 5.4 5 3 6

Economically Active; Full-Time Student Count 488 425 189 9112

Economically Active; Full-Time Student Percentage 4.1 4.4 2.1 3.8

Economically Inactive; Retired Count 659 497 698 13265

Economically Inactive; Retired Percentage 5.5 5.1 7.9 5.6

Economically Inactive; Student (Including Full-

Time Students) Count 757 1039 603 16062

Economically Inactive; Student (Including Full-

Time Students) Percentage 6.4 10.7 6.8 6.8

Economically Inactive; Looking After Home or

Family Count 386 351 420 8411

Economically Inactive; Looking After Home or

Family Percentage 3.2 3.6 4.8 3.5

Economically Inactive; Long-Term Sick or

Disabled Count 404 338 163 9068

Economically Inactive; Long-Term Sick or

Disabled Percentage 3.4 3.5 1.8 3.8

Economically Inactive; Other Count 330 249 169 7734

Economically Inactive; Other Percentage 2.8 2.6 1.9 3.3

Unemployed; Age 16 to 24 Count 134 107 49 2810

Unemployed; Age 16 to 24 Percentage 1.1 1.1 0.6 1.2

Unemployed; Age 50 to 74 Count 91 74 47 2304

Unemployed; Age 50 to 74 Percentage 0.8 0.8 0.5 1

Unemployed; Never Worked Count 128 89 35 2725

Unemployed; Never Worked Percentage 1.1 0.9 0.4 1.1

Long-Term Unemployed Count 223 207 98 5824

Long-Term Unemployed Percentage 1.9 2.1 1.1 2.4


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7.10 Indication of Child Poverty

The Map above indicates that the Library serves a mixed community, which in the main has

levels of child poverty towards the lower end of the spectrum, but also contains significant-

sized areas where the levels are high or very high. This reflects the diverse social and

economic composition of the community and, with other information, points to pockets of

high levels of deprivation. This will have implications for the nature of services needed.

A major social housing landlord, London and Quadrant Housing Association, provides homes

for over 500 low-income families in the area. It has identified that these families need support

to gain increased employability, positive futures for their children, financial inclusion and

strengthened communities. Comparable families in other accommodation in the area will

have similar needs.

8.0 Project Objectives

General strategic aim – the "Vision"

8.1. The Project Group seeks to protect and enhance the historical and environmental fabric

and characteristics of the listed Carnegie Library building and its grounds and to provide

appropriate uses for them. Therefore, it seeks to create a lively mixed-use development that

will reflect the cultural, literary and heritage character of the building, generate enterprise,

provide activities that are relevant to the local area, community facilities and be a centre for

training and education. It seeks to establish a mix of uses that will be mutually supportive and

complementary, generate secure income streams, and make for a well-used "destination”.

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Library:

8.2. Lambeth Council is in the process of re-configuring its borough-wide library service. It is

clear that it wishes to maintain a library in the Carnegie Library building but other borough-

wide library services will likely be removed to other premises. If the Council wishes to

maintain any of these borough-wide services in the building this will have to be considered and

discussed in depth as to do so may so reduce the remaining available floor space as to render

the rest of this project non-viable. Consultants should therefore proceed on the basis that

apart from the library, the configuration of which is yet to be agreed, and the residential wing

of the building, the rest will be vacated.

Possible New Uses

8.3. The Project Group proposes that in an ideal mix of uses the library will remain central, and

has agreed the uses that have been identified as comprising the best mix. It is considered that

the library should remain central to the operation of the building and the additional other uses

should complement and strengthen the cultural character it has created. However, it is

recognised that for the project to be viable, fundable and sustainable, significant commercial

income-generating uses will be needed and these should as far as is practicable also reflect the

cultural character of the site. There will need to be maximum flexibility in the use of spaces.

Every proposed solution should address some of the following areas:

Enterprise

• Flexible spaces for rent, hire on a sessional basis or “hot-desk” (possibly with

centrally provided service facilities such as photocopying, kitchen, telephone

services that may be available to some other users).

• Larger rentable spaces.

• Cinema club

Community

• Meeting rooms plus hot-desking for voluntary organisations and community

groups

• Space for a dedicated facility for use by supervised and approved youth activities

• Performance space fitted out for drama, music and literary events

Visitor Attractions

• Gallery

• Café/bar

Education

• Quiet space for private study, homework, examination preparation

• Internet access facilities (may be part of library provision as at present)

• Display of information on Andrew Carnegie and the building

Central Services for Building

• Serviced entry point (services could also be available to support users of the site

• Office space for the new Trust

18

9.0 Further Aspirations for the Site

9.1. Proposed solutions should also consider the following ideas, suggestions and questions:

• Maximise public access to the buildings and the site, including the garden

• Provide reasonably priced high quality catering facilities for people using or visiting

the site

• Provide visitor information on the heritage aspect of the site

• Relate well with and complement other services in the area

• What will be the USP of this site?

• Are there catering operators locally who would be attracted by such a site?

• Are there periphery service offerings that can complement the core operation (e.g.

Dulwich Picture Gallery)?

• Are there synergies with other projects that can be exploited or strategic alliances

to be formed?

• Will the local market really want this offering?

• Are there other successful similar sites in the UK to research/benchmark against?

9.2. Physically it is also assumed the buildings will be:

• Visibly appealing to the eye

• Interesting as a heritage building but also compatible with modern uses

9.3. In particular, the catering offer should be reasonably priced (or on two price levels) to

attract a regular local market so as to ensure a vibrant, busy site all year round. This should be

a central objective of this project.

9.4. We wish the building to support:

• Interactive tours and demonstrations

• Disabled access to as much of the site as possible

• Children’s play areas

9.5. Consultants are asked to be aware of other successful projects in London or elsewhere,

indicating potential positive links where appropriate.

10.0 Conservation Objectives

10.1 The Project Group requires proposals that will show how the suggested new uses might

be accommodated in the building and on site. Generally, we wish to see the building returned

to its former character. Accordingly, restoration should be sensitive, respect the historic

character of the building, and all remedial work should use the original materials, or

appropriate alternatives.

10.2 Any new-build proposed must be sympathetic to the original, yet distinguishable. A plan

for future maintenance and facilities management of the site will be required later. A

Conservation Statement has been commissioned and will be available to the Consultant, and a

Conservation Management Plan will be prepared later in the project development process.

19

10.3 In particular, the Project Group wishes to see the following conservation objectives taken

into account:

General Objectives

• Retention and repair, where possible, of existing structure and woodwork

• Removal of inappropriate modern alterations or additions

• Use of matching materials and matching architectural forms for eventual

extensions, being yet easily distinguishable

• Use of original, or appropriate alternative, materials for renovation, especially

stone, roof materials and brickwork

• Identify parts that, due to its condition, may need to be removed, assess the

implications and discuss possible replacements

• Consider environmental and wildlife requirements

• Consider how best to make the building energy-efficient and, if possible,

introduce renewable energy solutions.

Facade and roof

• Use original or comparable roofing and building materials

• Find a solution for the parts of the elevation have been removed (e.g. basement

windows) or have inappropriate replacements.

Windows and doors

• Find a solution for retaining original windows and doors in accordance to modern

requirements (energy etc.) or use original materials and shapes for window

frames and doors

• Where openings, windows and doors, have been obviously changed, propose

suitable alternatives.

• Bring forward proposals on any sound-proofing or work for acoustic purposes

that may be required

Interior

• Minimise interventions regarding room size and new access arrangements

• Retention of internal characteristics (e.g. stairwell, floor tiles and wood panelling)

• Retention of original wood and brick internal structure

• Use of appropriate paint materials

• Careful insertion of modern automation, such as heating, lighting, air

conditioning, security and telecoms/data systems where necessary.

• Investigate the potential to extend the basement area to create more usable

space.

Curtilage and setting

• Investigation of the suitability of existing technology on-site for modern uses

• Solutions for access and car/bike park facilities which functionally and

aesthetically fit to the character of the refurbished building

• Solutions which consider the historic relationship of the site with the adjoining

streets

• Propose any new-build that may be required to facilitate particular uses (e.g. to

facilitate use of the garden)

• Review existing proposals for restoration of original lighting features and identify

requirements for further exterior lighting enhancements.

20

11.0 Scope and Management of the Options Appraisal

11.1 It is essential that upon completion of the project it is independent, commercially

sustainable, and with a sufficient surplus of income over expenditure to maintain the building

and invest in the further development of the charitable aims and objectives of the Trust.

11.2 The Project Group requires consultants to generate viable development Options to

conserve the cultural value of the building and garden through the restoration, preservation

and sustained maintenance of its historic structure, and also develop its social, economic, and

environmental value by the establishment of complementary and beneficial new uses, related

to its aims. The Project Group is required to be able to demonstrate that it has a viable

proposal for the conservation and use of the building and, accordingly, that should be the

purpose of the Appraisal. The Project Group is seeking a crisp, well-argued report with

sufficient detail to enable a decision to be taken whether or not to proceed with the project,

and to have reliable estimates of likely costing. It does not require an overly detailed study

that addresses every eventuality, and it expects that further technical studies may be required

later in the process as the project develops, such as a Conservation Management Plan. If

necessary, consultants should indicate the limits of the reliability of their figures and the

nature of any further technical work they consider may be required.

11.3 Specialist technical skills will be required in order to make historic structure fit and safe

for contemporary purposes. The regenerated site must be able to accommodate users and

visitors in the manner required by Health and Safety. This will require specialised conservation

engineering skills and the input of specialist architectural conservation expertise.

11.4 The Project Group will nominate an Options Appraisal Study Co-ordinator to the project

who will be responsible for co-ordinating and monitoring the contributions of all consultants,

and representing the Client view.

11.5 A briefing meeting will be held shortly after the appointment of consultant to introduce

them to the Project Group, The Friends of Carnegie Library, and appropriate officers of

Lambeth Council. They will agree a detailed timetable for the work to ensure that the

different elements are delivered in the appropriate order. The Project Group expects the work

of the consultants to be delivered in accordance with the agreed programme to complete the

Options Appraisal.

11.5. Practices and their sub-contractors will work directly with the Project Group and all will

work closely together. The Project Group will retain the right to monitor any sub-contractors

employed by the lead practice. The consultancy teams will also be expected to make

presentations to the Project Group, or Sub-Group thereof (frequency and scope to be mutually

agreed) during the course of the study and upon its completion and will be required to submit

an interim study for approval at an agreed stage. The Project Group expects the study method

to be sufficiently fluid so it might influence the content and aggregation during its course.

11.6. Each consultancy team, should there be sub-contractors, will be required to produce an

independent and self-contained report covering their part of the commission. Ten hard copies

and an electronic copy (on CD) of each report will be required. Electronic copies should be in

both PDF and Word formats and include images. Consultants will also be required to submit

draft reports (five copies of each). Consultants must be willing to commit to a high level of

communication and information exchange with the Project Group, for the duration of the

study so that it develops in accordance with its wishes. Attendance at project management

meetings will be required.

21

11.7. The Project Group anticipates that the completed Options Appraisal will be readable and

not overly lengthy (excluding appendices). The contents of the report must be steered by the

Project Group’s objectives and the particular requirements of this Brief.

11.8 Lambeth Council will procure this work in accordance with its standards and procedures

in order to demonstrate transparency in the process. Otherwise the Project Group will be the

Client but will draw on the advice and support of the Friends of Carnegie Library, the local

authority, and external independent advisers in considering the tender submissions.

11.9. The Project Group will retain copyright of reports, background documents, any computer

or drawn illustrations produced as part of this commission.

11.10. The schedule of invoicing will be 10% following appointment and the inception/briefing

meeting with the Client and the outstanding 90% on completion of the study to the

satisfaction of the Client.

11.12. All work to be carried out in accordance with and having due regard to health and

safety legislation.

11.13. All consultants should ensure that for the purposes of carrying out work on site that

they have the following minimum insurance provisions in place

• Professional indemnity - £3 million

• Public liability - £5 million

11.14. All consultants should, in tendering for this commission, submit a short report that

covers the following:

• The proposed delivery of the key tasks in such a way that the Client can understand

the consultants’ approach to the exercise

• A method statement for the work

• Details of the professional team (including CVs) to be dedicated to the project, clearly

identifying the team leaders and contact person

• A statement setting out the extent of professional indemnity insurance

• The quotation for the cost of the study, including expenses and printing costs. This

information should be disaggregated to show the fees of the individual professional

disciplines (including approximate number of days work and rate per day)

11.15. The site is owned by the London Borough of Lambeth and access will have to be

arranged by the Client through the on-site Library Services Manager. There will be

opportunities for the consultants to visit the site before submitting tenders.

11.16. Tenders will be considered against the following criteria:

• Evidence of demonstrable understanding of the Brief through the summary report

• Track record of the consultant in handling similar complex commissions

• Robustness of proposed methodology for undertaking the commission

• Experience and suitability of project team

• Although tender price will be an evaluation criterion, the Client will not necessarily

accept the lowest quotation

22

12. Consultant’s Key Tasks

12.1 General note on the outcome of the Study

The Client will need to be in a position to approach potential funders, such as the HLF,

with a sustainable proposal for the use of the site. To do this it will require an agreed

option setting out the uses and functions proposed for the site. The consultants must,

therefore, evaluate the range of identified options and recommend the preferred mix,

including the space allocated for each.

12.2 The Consultant will require the following expertise

• Conservation and Structural Engineers

• Heating, Lighting, Mechanical and Electrical Engineers

• Conservation Architect

• Quantity Surveyor

• Ecology and Landscape Consultant

• Valuer

• Business Planner

• Specialist renewable energy adviser

12.3 Conservation and Structural Engineer

Undertake a structural and condition survey of all buildings, structures and fittings.

Full use should be made of the reports undertaken to date, which will be made

available.

The present condition of the structures and machinery should be illustrated with

photographs and/or illustrations to aid interpretation.

12.4. Specialist Heating, Lighting, Mechanical and Electrical Engineers

Produce proposals to upgrade or install appropriate services, including telecoms and

data services in an historic building appropriate to the full range of uses.

12.5 Conservation Architect

Produce drawings which illustrate the development options. The drawings should

indicate how the building might be adapted for the proposed uses, including the

potential for any new build. Reference should be made to how structures might need

to be adapted to satisfy legislation relating to building control, environmental health

and health and safety. The scale and form of the drawings should best explain the

proposed development concept(s). It is anticipated that a mixture of simple block

plans at 1:200 scale and perspectives/views to illustrate ideas will be most

appropriate. The consultant should bear in mind that this material may eventually be

used in consultations with the local community about the project.

12.6 Quantity Surveyor

Working closely with the valuer, architect and engineers etc., provide indicative cost

estimates for the work identified.

23

12.7 Ecology and Landscape Adviser

Consultants will be required to take a view of any ecological issues relating to the site

already available and show how any opportunities for positive links will be optimised

and possible conflicts prevented. The redevelopment should be compatible and

harmonious with the presence of any protected species. Proposals are required for

the landscaping and planting required in the grounds and on the frontage.

12.8 Valuer

Working closely with the Quantity Surveyor and Architect (as cost and physical

feasibility will influence decisions on use and therefore values/rental income

potential), provide a current market valuation for the site and contribute information

relating to the local market/demand/rental values etc., and work closely with the

Business Planner.

12.9 Business Planner

With reference to the points raised in previous chapters, scope the economically

viable end uses for the site, taking into account both potential demand and the

significance of the site, as identified in the Conservation Statement produced

separately. The Business Planner should propose creative and imaginative ideas that

will retain flexibility in the use of space and exploit the site’s USP. The Business

Planner is required to ascertain the extent to which the building is appropriate to the

needs of proposed uses. They will also need to take into account the wider

regeneration aspirations for the area and the possibility that new opportunities may

develop as the area changes.

12.10 Specialist renewable energy adviser

To advise on appropriate interventions such as solar panels (the roofs are extensive).

12.11. The Consultant will be expected to produce firm recommendations about the extent of

the site that will need to be developed, including proposals for any new-build, to ensure a

sustainable project that ensures the long-term maintenance of the historic building.

12.12 As a basis for the business plan the Consultant should provide outline cost estimates

covering the first three years of occupation, including potential revenue and the cost of

management of the building and site. This will take into account the need for on-going repair

and maintenance of the building and site.

12.13. The Business Planner is required to identify and draw out the needs of all users and user

groups.

12.14. The Consultant should synthesise the information to produce three or four realistic and

sustainable development concept options for the site that best satisfy the objectives identified

in the Brief.

12.15. Consider how the project might be delivered, in particular:

� which organisations are capable of contributing to the process

� mechanisms for implementing the development project

� sources of financial assistance matched to the end uses (the consultant will need

to research sources of funds, make preliminary approaches to the key

24

organisations, estimating the likely level of grant aid and outlining the conditions

and timescales of each. This will necessarily affect the timing of the project and

allow a 'guesstimate' of the likely working capital requirement). Preparation of

the business plan will assist this.

13. Programme

13.1. The Options Appraisal is an important stage in defining an appropriate direction for the

project. A detailed timetable for the work will be agreed and the Client expects the work to be

delivered 15 weeks following appointment.

13.2. Draft Programme for the Consultant

Key Tasks

Target Timescale

Project Briefing and confirming Work Programme

Wk 1

Assessment of current documentation and policy constraints

Wk 2-3

Site assessment, photographic survey and review of current condition

Wk 2-3

Clarification of Stakeholder aspirations and expectations

Wk 4

Draw together findings of site assessment

Wk 5

Generation of concept scenarios and outline of alternative uses

Wk 6-8

Presentation to Client and local consultation

Wk 8

Develop preferred concepts and possible funding sources

Wk 9-11

Develop draft implementation strategies and costing

Wk 9-11

Draw up draft study report

Wk 12

Presentation to Client

Wk 12

Finalise study for submission

Wk 13-14

Presentation to Client

Wk 15

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11.0 Contacts

Fred Taggart,

Hon Secretary, Carnegie Library Project Group

Tel: 0207 733 2717

Mob: 0779 661 2824

[email protected]

Jeff Doorn

Chair, The Friends of Carnegie Library

Tel: 0207 274 7008

[email protected]

Chris Sipidias

Head of Community Hubs, Lambeth Council

Tel: 020 7926 5570

Mob: 07908 766 280

[email protected]

26

Appendix A – List Descriptions

This building is listed under the Planning (Listed Buildings and

Conservation Areas) Act 1990 as amended for its special architectural or

historic interest.

Name: CARNEGIE LIBRARY

List entry Number: 1185521

Location

CARNEGIE LIBRARY, HERNE HILL ROAD SE24

The building may lie within the boundary of more than one authority.

County District District Type Parish

Greater London

Authority Lambeth London Borough

National Park: Not applicable to this List entry.

Grade: II

Date first listed: 27-Mar-1981

Date of most recent amendment: Not applicable to this List entry.

The contents of this record have been generated from a legacy data system.

Legacy System: LBS

UID: 204301

This list entry does not comprise part of an Asset Grouping. Asset Groupings are

not part of the official record but are added later for information.

Summary of Building

Legacy Record - This information may be included in the List Entry Details.

Reasons for Designation


History


Details

HERNE HILL ROAD SE24 1. (west side) 5023 Carnegie Library TQ 3275 19/472

II2. 1905 by Wakeford and Son. Picturesque building combining classical

framework with Tudor-like large mullioned and transomed windows. Red brick

with terra-cotta dressings and lakeland slate roofs. One-storey front range of 7

wide bays with 2 bell-cupolas on roof ridge. Centre and end bays project under

gables. The front is framed in an Ionic Order with pilasters to windows and

freestanding columns at angles of end bays. Open pediments over windows

contain draped cartouches. Round-arched central entrance in rusticated terra-

27

cotta panel has Ionic columns supporting open pediment with draped cartouche

bearing escutcheons. Balcony above with side balustrades. Two-bay returns to 3-

storey side wings of 5 and 4 bays with large windows and entablatures to floors,

heavy modillioned eaves cornice.

Listing NGR: TQ3233575241

Selected Sources Legacy Record - This information may be included in the List Entry Details

National Grid Reference: TQ 32335 75241

This building is listed under the Planning (Listed Buildings and

Conservation Areas) Act 1990 as amended for its special architectural or

historic interest.

Name: FORECOURT WALLS AND PIERS TO CARNEGIE LIBRARY

List entry Number: 1358273

Location

FORECOURT WALLS AND PIERS TO CARNEGIE LIBRARY, HERNE HILL

ROAD SE24

The building may lie within the boundary of more than one authority.

County District District Type Parish

Greater London

Authority Lambeth London Borough

National Park: Not applicable to this List entry.

28

Grade: II

Date first listed: 27-Mar-1981

Date of most recent amendment: Not applicable to this List entry.

The contents of this record have been generated from a legacy data system.

Legacy System: LBS

UID: 204302

This list entry does not comprise part of an Asset Grouping. Asset Groupings are

not part of the official record but are added later for information.

Summary of Building


Reasons for Designation


History


Details

HERNE HILL ROAD SE24 1. (West side) 5023 Forecourt walls and piers to

Carnegie Library TQ 3275 19/473

II

2. Low red brick walls with terra-cotta coping and taller piers. Modern railings.

Listing NGR: TQ3235375249

Selected Sources

Legacy Record - This information may be included in the List Entry Details

National Grid Reference: TQ 32353 75249

29

Appendix B - Images of the Building, April 2013

Left: Frontage

Right: Entrance

Left: Main library

30

Left: Window detail

Right: Pediment detail

Left: Gallery space

Right: Staircase

31

Left: Garden

Right: North elevation

Left: Railings

June 2013

32

Documents

2013 06 agreed options appraisal brief