HORNSEY TOWN HALL RENAISSANCE ‘A BEACON OF …...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

HORNSEY TOWN HALL RENAISSANCEHORNSEY TOWN HALL RENAISSANCE

HORNSEY TOWN HALL RENAISSANCE‘A BEACON OF EXCELLENCE’


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.


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.


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

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FUR

BIS

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EN

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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

lk

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

14

2

6

34

16 7

11

15

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

ins w

alk

10

min

s wa

lk

15 m

ins

walk

20

min

s wa

lk

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


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


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


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


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


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


NEW BUILD MEWS BLOCKS3 STOREYS810 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


NEW BUILD MEWS BLOCKS (3 STOREYS)810 SQM

HTH EAST WINGREFURBISHED FOR RESIDENTIAL(AS EXISTING)1,605 SQMSINGLE STOREY ROOF EXTENSIONS320 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

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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


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

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AY

HARINGEY PARK

HATH

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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


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 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


TOWN HALL PROPOSALS

FIRST FLOOR PLAN

REMOVAL OF EXISTING ROOFEXTENSION

SECOND FLOOR PLAN

PROJECTION ROOM


GALLERY



BAR/ LOUNGE


CINEMA

COUNCIL CHAMBER


NEW CINEMA ARRANGEMENT AND RELOCATION OF FRONT EDGE OF ‘GALLERY’

CHANGING

VOLUNTARY SERVICES

VOLUNTARY SERVICES


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


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


VISUALS

ARTISTS IMPRESSION OF THE FRONT OF THE TOWN HALL

CROSS SECTION THROUGH ASSEMBLY HALL, CINEMA AND COMMITTEE ROOMS


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

PHASE I

ice

sembly Fooooooooooooooooooyerema Foyeeeeeeeeeeeeeeeeeeeeeeeerrrrrrrr

West Wing Cafe

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lti-Purpose Function Room

AssPer

Kitc

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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Documents

HORNSEY TOWN HALL RENAISSANCE ‘A BEACON OF …...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