Clerkenwell Fire Station Rosebery Avenue PROPOSAL FOR CONVERSION TO RESIDENTIAL, OFFICE AND MUSEUM USE PREPARED FOR WATER INCORPORATED October 2016 RGA0566 Richard Griffiths Architects is the trading name of Richard Griffiths Architects Ltd
Introduction History and significance of the building The planning brief This proposal for the conversion of the Clerkenwell Fire Station and for a new residential building to the rear of the site has been prepared in support of the offer made by Water Incorporated to the London Fire and Emergency Planning Authority, and to illustrate how their proposal could provide a highly appropriate range of new uses, and a sustainable future, to one of the great achievements of Edwardian public architecture. The proposed conversion and new building would give the Clerkenwell Fire Station a sustainable future, economically, socially and environmentally, and would accord closely with the aspirations of the Islington Planning Brief for the site. Clerkenwell Fire Station, originally built in 1871-73 was one of the most important stations in central London, housing the Superintendent. Responsibility for the Fire Brigade passed to the newly created London County Council in 1889, and there began a period of remarkable architectural commissioning of schools, housing, and fire stations that set internationally recognised high standards of design. The Architects Department of the LCC attracted talented and socially committed young architects to work on the programme of public works, and the fire stations are among the finest of their output. This great period of LCC architecture lasted from 1890 to the First World War, and we are fortunate that the rebuilding of the Clerkenwell Fire Station was put in hand before the commencement of hostilities, and building continued from 1912 and 1917. Life was not the same afterwards, and Charles Winmill, one of the finest of the LCC fire station architects, retired to restore churches as a devotee of William Morris Society for the Protection of Ancient Buildings; the influence of William Morris and Philip Webb and the Arts and Crafts was of fundamental significance to the LCC Architects at that period. The new Clerkenwell Fire Station was designed in a free classical style, with a rusticated Portland stone plinth, a brick body with the kind of elongated sash windows associated with Norman Shaw and Philip Webb, and a steep roof with two levels of contrasting dormer windows and tall chimney stacks, a very handsome composition. The rear is more functional, built of stock bricks with open access galleries to the flats on the upper floors. Islington have published a site specific Planning Brief for the Clerkenwell Fire Station dated November 2014. General guidance in formulating proposals for adaptation or change to London s historic fire stations is published by Historic England in collaboration with the London Fire Brigade, dated March 2010: Ensure that Clerkenwell Fire Station continues to be an important community asset that is publicly accessible to the local community; Refurbish the Grade II listed Fire Station building in a way that meets the Council s policies and standards and also modernises it for new homes and new social infrastructure; Provide a museum in the Fire Station building or another publicly accessible social infrastructure use; Deliver a range of new homes, including affordable homes, to better meet local housing needs in the neighbourhood; Provide high quality amenity space, primarily for future residents, in the Fire Station s yard; Ensure that any new buildings achieve a high standard of architectural design and local distinctiveness that conserves and enhances the character and quality of the area. A number of alterations have occurred since the 1917 building to accommodate the Fire Brigade s changing operational requirements. These include the appliance room s timber doors, the modern drill tower in the yard and the basement car park beneath the yard extension. The Fire Station was closed in January 2014. In summary, the Fire Station is a highly significant building, for the quality of its architecture, the quality of its commissioning by the LCC, and by the public benefit that it provided during its life as a fire station. It is listed Grade II and has also been listed by LB Islington as an Asset of Community Value. Clerkenwell Fire Station October 2016 RGA0566 2
Proposal for conversion into residential, office, and museum use New Residential Building Our proposed conversion is designed to respect as far as possible the surviving plan form and the significance of the building and its various elements, while providing equal or greater social benefit to the public through the provision of a museum, offices and residential uses on the upper floors. As the main Fire Brigade Museum is going to be located on Albert Embankment, Lambeth, we propose that this should be a local museum concentrating on the remarkable programme of building of new fire stations in London between the founding of the LCC and World War 1, and on the role of the fire brigade during bombing in World War I and during the Blitz in World War II. To make the museum economically sustainable it will be provided with a café/bar on the ground floor that could spill out onto the yard to the south and onto the wide Roseberry Avenue pavement to the north. The eastern part of the ground floor will house museum installations and possibly a horse-drawn fire engine of the Edwardian period and of the WWII period, together with displays about the Edwardian fire stations and their role in two world wars. ( Horse-drawn fire engines were unable to go backwards, hence the subsidiary appliance house doors on Farringdon Road). Hoses and evocative fire-fighting equipment can be housed against the walls of the appliance room, and the firemens pole and watch tower will be visible from below. The basement will contain further installations for the museum, together with the fire station laundry facilities relocated from the top floor. Public wc s, back-of house facilities for the café/ bar, plant space, and bicycle storage for the offices and residential flats on the upper floors will also be located here. The first floor will be converted to office use with a first floor terrace accessible to the office users and to the residents on the floors above. The offices will be entered from the original residential entrance on Farringdon Road. Office use on this floor has the advantage of allowing the original plan form and the major control and common rooms of the fire station to be retained intact. The first floor will be dedicated to the offices of registered charity Water Incorporated, and will include a public educational space on this floor providing information on responsible water usage and on projects to provide clean, safe water around the world. There will thus be an element of public access to three floors of the building (basement, ground and first). The second floor will be converted to two four bedroom flats and a one-bedroom flat. The flats will use the original residential entrance on Farringdon Road. The third floor will be converted to two fourbedroom flats and one studio flat. The fourth floor will be converted to two two-bed flats and two one-bedroom flats. The fifth floor will be converted to two three-bedroom flats. The yard and the first floor terrace will be provided with planters, while retaining the existing paving surfaces. The original watch tower in the fire station will be retained, together with the surviving firemens pole. We propose a new residential building on the site of the existing fire station car park and watch tower facing Coldbath Square and Topham Street. We have arranged these with two entrances and two cores entered from Coldbath Square and Topham Street respectively, leading to five apartments on each floor. The apartments range from 2 bed, 3 person apartments to 4 bed, 6 person apartments, all (apart from one on each floor) enjoying dual aspect, with a balcony facing onto the pocket park at the rear. The basement will contain bicycle parking and car parking spaces, together with utilities, bins etc. The new building is arranged to reflect the differing sizes and characters of the different apartments, with a picturesque and varied elevation treatment reflecting that of the Clerkenwell Fire Station. The walls will be similarly built of red brick with Portland stone dressings, and the balconies, part internal and part external, also reflect the language of the Fire Station. The garden in the back yard provides a mediation between the private area for residents and the public/ community area of outside seating for the café/ bar. It will be arranged like a pocket park, with planning in pots and raised planters above the level of the yard surface. The apartment provision accords with the London Housing Guide standards, and the Islington housing standards. Please see table New Building Proposed Apartments on page 19. Clerkenwell Fire Station October 2016 RGA0566 3
Conclusion We believe that these proposals are capable of providing an inspiring, appropriate and sustainable future for the fire station and its site, meeting all the requirements of the Islington Planning Brief, as well as the aspirations of Historic England and of the local Islington and Amwell Societies, who have been consulted during the course of preparing these proposals. The proposals seek to establish a viable and sustainable museum and café bar serving the community, as well as a range of good quality residential accommodation of varying sizes. The community and the local residents can come together in the communal back yard/ urban garden in the middle of the site, overlooked by most of the apartments, a pocket park in the city. They will have access to the museum and café bar, as well as the interpretation space in the first floor offices for Water Inc., about responsible water usage. An outline feasibility budget is appended at the end of this submission, showing that the client is willing and able to spend in excess of 20 million on this development. Clerkenwell Fire Station October 2016 RGA0566 4
Islington Local Plan June 2013 Development Management Policies Clerkenwell Fire Station October 2016 RGA0566 5
Clerkenwell Fire Station Existing Plans Total GIA sq.m. Basement 563.1 Ground Floor 385.2 First Floor 307.8 Second Floor 303.5 Third Floor 314.1 Fourth Floor 296.6 Fifth Floor 271.9 Clerkenwell Fire Station October 2016 RGA0566 6
Existing Basement Plan Clerkenwell Fire Station October 2016 RGA0566 7
Existing Ground Floor Plan Clerkenwell Fire Station October 2016 RGA0566 8
Existing First Floor Plan Clerkenwell Fire Station October 2016 RGA0566 9
Existing Second Floor Plan Clerkenwell Fire Station October 2016 RGA0566 10
Existing Third Floor Plan Clerkenwell Fire Station October 2016 RGA0566 11
Existing Fourth Floor Plan Clerkenwell Fire Station October 2016 RGA0566 12
Existing Fifth Floor Plan Clerkenwell Fire Station October 2016 RGA0566 13
Existing North East Elevation Clerkenwell Fire Station October 2016 RGA0566 14
Existing South East Elevation Clerkenwell Fire Station October 2016 RGA0566 15
Existing South West Elevation Clerkenwell Fire Station October 2016 RGA0566 16
Existing North West Elevation Clerkenwell Fire Station October 2016 RGA0566 17
Clerkenwell Fire Station Fire Station Proposed Accommodation Basement, Ground and First Floor Function Gross Internal Area (m²) Museum (not including café) 266.2 Café bar 240.4 Offices 195.9 Public Educational Space 48.7 Second Floor and Above Flat Beds/Persons Gross Internal Area (m²) London Housing Design Guide Rec. (m²) 201 3b4p 82.3 74 202 1b1p 39.1 37 203 1b2p 50.1 50 204 3b4p 83.1 74 301 4b6p 126.3 99 302 1b1p 37.6 37 303 4b6p 100.5 99 401 2b4p 74.8 70 402 1b1p 39.3 37 403 1b2p 49.4 50 404 2b4p 83.3 70 501 3b6p 109.7 95 502 3b6p 123.1 95 Clerkenwell Fire Station October 2016 RGA0566 18
Clerkenwell Fire Station New Building Proposed Apartments Flat Beds/Persons Gross Internal Area (m²) London Housing Design Guide Rec. (m²) GO1 4b5p 108.5 90 GO2 2b3p 66.5 61 GO3 2b3p 62.3 61 GO4 2b3p 65.0 61 GO5 2b3p 60.1 61 101 4b6p 120.4 99 102 3b4p 79.5 74 103 2b3p 61.8 61 104 2b3p 65.3 61 105 2b3p 65.8 61 201 4b6p 120.4 99 202 3b4p 79.5 74 203 2b3p 61.8 61 204 2b3p 65.3 61 205 2b3p 65.8 61 301 4b6p 108.5 99 302 3b4p 71.9 74 303 1b2p 52.4 50 304 3b4p 76.8 74 305 2b3p 65.8 61 403 1b2p 50.4 50 404 1b2p 57.9 50 405 2b3p 65.8 61 Clerkenwell Fire Station October 2016 RGA0566 19
Proposed Basement Plan Clerkenwell Fire Station October 2016 RGA0566 20
Proposed Ground Floor Plan Clerkenwell el l Fire Station October 2016 RGA0566 21
Proposed First Floor Plan Clerkenwell Fire Station October 2016 RGA0566 22
Proposed Second Floor Plan Clerkenwell Fire Station October 2016 RGA0566 23
Proposed Third Floor Plan Clerkenwell Fire Station October 2016 RGA0566 24
Proposed Fourth Floor Plan Clerkenwell Fire Station October 2016 RGA0566 25
Proposed Fifth Floor Plan Clerkenwell Fire Station October 2016 RGA0566 26
Proposed North East Elevation Clerkenwell Fire Station October 2016 RGA0566 27
Proposed South East Elevation Clerkenwell Fire Station October 2016 RGA0566 28
Proposed South West Elevation Clerkenwell Fire Station October 2016 RGA0566 29
Proposed North West Elevation Clerkenwell Fire Station October 2016 RGA0566 30
Fire Station Yard Clerkenwell Fire Station October 2016 RGA0566 31
CLERKENWELL FIRE STATION INDICATIVE FEASIBILITY BUDGET REFURBISHMENT AND REMODELLING WORKS October 2016 VERY INDICATIVE FEASIBILITY BUDGET BASED ON M2 RATES (RIBA STAGE 0) for CLERKENWELL FIRE STATION ROSEBERY AVENUE SUMMARY 1) FIRE STATION 5,698,750 2) NEW HOUSING 8,310,000 3) EXTERNAL WORKS 1,486,750 4) DRAINAGE WORKS 100,000 5) INCOMING SERVICES 50,000 15,645,500 October 2016 6) Fixed furniture and equipment @ 5% on 14,008,750 700,438 16,345,938 7) Professional fees @ 14% 2,288,431 8) Measured surveys allowance Say 50,000 9) Planning/building regulation fees @ 1% 163,459 2,501,890 18,847,828 10) Contingency @ 10% 1,884,783 SAWYER & FISHER (EPSOM) LTD RICHARD GRIFFITHS ARCHITECTS Chartered Quantity Surveyors 5 Maidstone Mews Buildings Unit B Aviary Court 72-76 Borough High Street 138 Miles Road London Epsom Surrey SE1 1GN KT19 9AB 20,732,611 11) VAT allowance @ 20% 4,146,522 12) Deduct VAT for housing @ 20% on 8,310,000-1,662,000 Total Cost 23,217,133 Say 23,250,000 1841.03.001 19-10-16/Cover 1 20/10/2016 1841.03.001 19-10-16/Summary 2 20/10/2016
CLERKENWELL FIRE STATION INDICATIVE FEASIBILITY BUDGET REFURBISHMENT AND REMODELLING WORKS October 2016 NOTES CLERKENWELL FIRE STATION INDICATIVE FEASIBILITY BUDGET REFURBISHMENT AND REMODELLING WORKS October 2016 FIRE STATION 1 This Very Indicative Feasibility Budget excludes the following: i) Essential maintenance works ii) Loose furniture and equipment iii) IT and specialist installations iv) Out of hours working v) Asbestos survey and removal 1 Basement 565 m2 @ 1,750 /m2 988,750 2 Allowance for main kitchen fit-out to ground floor restaurant Say 100,000 3 Allowance for Museum archive racking Say 25,000 4 Ground floor 390 m2 @ 1,750 /m2 682,500 5 Allowance for open kitchen fit-out Say 30,000 2 This Very Indicative Feasibility Budget is based on the following: i) Richard Griffiths Architects Schedule of Areas (Provided 19-10-2016) ii) Richard Griffiths Architects A3 drawings ref 566A Basement plan Ground floor plan First floor plan Second floor plan Third floor plan Fourth floor plan Fifth floor plan 3 This Very Indicative Feasibility Budget is based on current costs as at October 2016 and no allowance has been made for inflation up to issue of tender documentation. 4 This Very Indicative Feasibility Budget (RIBA Stage 0) is based on m2 rates taken from experience with other projects and should be used as a first stage, and with caution. Once the decision has been taken to proceed further, then a detailed Feasibility Budget exercise should be carried out with detailed Employer brief, scope and drawings. 5 We assume the contract will be let as one. 6 VAT liability on the Fire Station and associated external works to be confirmed and should be verified by a VAT expert due to the closure of the Fire Station. 6 Allowance for restaurant seating Say 25,000 7 Allowance for Museum fit-out excluded 8 Allowance for reception desk in office foyer Say 20,000 9 First floor 300 m2 @ 1,750 /m2 525,000 10 Allowance for refurbishment of external terrace 90 m2 @ 750 /m2 67,500 11 Allowance for planting, tables, chairs to last excluded 12 Second floor 300 m2 @ 1,750 /m2 525,000 13 Allowance for refurbishment of external balcony/walkway 45 m2 @ 250 /m2 11,250 14 Third floor 305 m2 @ 1,750 /m2 533,750 15 Allowance for refurbishment of external balcony/walkway 45 m2 @ 250 /m2 11,250 16 Fourth floor 290 m2 @ 1,750 /m2 507,500 17 Allowance for refurbishment of external balcony/walkway 45 m2 @ 250 /m2 11,250 18 Fifth floor 265 m2 @ 1,750 /m2 463,750 19 Allowance for refurbishment of external balcony/walkway 45 m2 @ 250 /m2 11,250 20 Provision of 1 nr lift, basement to fifth floor (assumes existing structure can generally be used for shaft) Say 100,000 21 Allowance for moving 8 nr industrial sinks from fifth floor to basement Say 10,000 22 Allowance for repair of external shell (walls/windows etc) 23 Allowance for repair of roof Say 1,000,000 24 Allowance for replacing external access staircase from ground to fifth floor Say 50,000 To Summary 5,698,750 1841.03.001 19-10-16/Notes 3 20/10/2016 1841.03.001 19-10-16/Budget 4 20/10/2016
CLERKENWELL FIRE STATION INDICATIVE FEASIBILITY BUDGET REFURBISHMENT AND REMODELLING WORKS October 2016 NEW HOUSING 1 Basement parking and plant rooms 405 m2 @ 5,000 /m2 2,025,000 2 Ground floor 450 m2 @ 3,000 /m2 1,350,000 Allowance for demolition of training tower Say 50,000 CLERKENWELL FIRE STATION INDICATIVE FEASIBILITY BUDGET REFURBISHMENT AND REMODELLING WORKS October 2016 DRAINAGE 1 Allowance for alterations to existing underground drainage and for new drainage Say 100,000 To Summary 100,000 3 Allowance for paving and ramps from cold bath square 30 m2 @ 250 /m2 7,500 4 First floor 460 m2 @ 3,000 /m2 1,380,000 5 Allowance for external balconies 25 m2 @ 250 /m2 6,250 6 Second floor 460 m2 @ 3,000 /m2 1,380,000 7 Allowance for external balconies 25 m2 @ 250 /m2 6,250 EXTERNAL SERVICES 1 Allowance for alterations to existing services and for new incoming services Say 50,000 To Summary 50,000 8 Third floor 440 m2 @ 3,000 /m2 1,320,000 9 Allowance for external balconies 35 m2 @ 250 /m2 8,750 10 Fourth floor 205 m2 @ 3,000 /m2 615,000 11 Allowance for external balconies 25 m2 @ 250 /m2 6,250 12 Provision of 1 nr lift, basement to third floor Say 70,000 13 Provision of 1 nr lift, basement to fourth floor Say 85,000 To Summary 8,310,000 EXTERNAL WORKS 1 Basement parking 250 m2 @ 5,000 /m2 1,250,000 Ground floor i) Paved areas to internal courtyard 320 m2 @ 150 /m2 48,000 ii) Grass/planting areas to internal courtyard 70 m2 @ 75 /m2 5,250 iii) Fencing/walls separating courtyard from housing 20 m @ 300 /m 6,000 iv) Paved Yorkstone area to Rosebery Avenue 460 m2 @ 300 /m2 138,000 v) Sunken garden to last 75 m2 @ 100 /m2 7,500 vi) Allowance for walls/steps to sunken garden 35 m @ 200 /m 7,000 vii) Allowance for planting excluded viii) Allowance for external lighting Say ` 25,000 To Summary 1,486,750 1841.03.001 19-10-16/Budget 5 20/10/2016 1841.03.001 19-10-16/Budget 6 20/10/2016