140-172 Streatham Hill, London, SW2 and Leisure Use - Usability Addendum Design Report 23 February 2015
1.0 Introduction & Brief Purpose of Document canopy over room retractable seating storage area 8250 11 7 sq m (clear) (1,260 sq ft) Fully fitted-out auditorium/ community hall/ rehearsal space at peppercorn rent for theatre operator 14225 Residential London Square are aware of some local concern regarding the function, size and specification of the proposal and its layout. David Hughes Architects have therefore been instructed to review the space and its flexibility in order to understand just some of the possible alternative layouts and arrangements that could be incorporated within the building envelope. This report provides clarification information and investigates alternative layouts to address some of the concerns that have been raised. change of level required As stated in the submitted Design and Access Statement, should a theatre operator wish to use the D1 space, as well as the community theatre space, then the internal layout would be expanded and re-configured to suit the operator. Brief for the 175 sq m (1,884 sq ft) Fully fitted-out area available at peppercorn rent for theatre operator for detailed design Residential Our brief is to provide theatre design proposals for a with a 120 seat auditorium, for performance, which is capable of flexibility and use as a community hall. In addition our brief is to propose illustrative layouts for the fit-out of the 175 sq m of ancillary space. Bus shelter indicative structure subject to layout D1 flexible use 175 sq m (1,884 sq ft) The theatre design has been developed in consultation with the s Trust, the National Advisory Public Body for s, who provide expert advice on theatre buildings including, new design, heritage, property and planning. The s Trust recommend that planning permission is granted. A copy of the Trust s consultation response (on the original submitted scheme) is enclosed in Appendix 1. The final internal layout is dependent on the operator who takes the space and what their business plan and specific requirements are and we will work with the selected operator to develop the detailed design of the fit-out spaces. However, irrespective of the operator London Square will be funding the fit out of the space, offering it at a peppercorn rent and providing the stage, seating, lighting and audio systems. Block plan showing available space All setting out must be checked on site All levels must be checked on site and refer to Ordnance Datum Newlyn unless alternative Datum given All dimensions must be checked on site This drawing must not be scaled This drawing must be read in conjunction with the relevant specification clauses This drawing must not be used for land transfer purposes Areas calculated in accordance with RICS Code of Measuring Practice This drawing must not be used on site unless issued for construction Revision Status: P=Feasibility/Planning T=Tender C=Construction 2014 David Hughes Architects Ltd Electronic File Ref: 0551 100 E10 London Square Ground Floor Plan Base Plan 140-172 Streatham Hill, London Community P10 Preliminary Issue 19.02.15 Feb 15 Studio 2 140-172 Streatham Hill, 60 High Street architects London - and Leisure Use Hampton Wick Surrey KT1 4DB 1:100@A3 T 020 8977 8108 W dharchitects.co.uk E mail@dharchitects.co.uk 0551 050-1 P10 david hughes 2
2.0 Auditorium Concept Options - Fixed seating and Fully flexible Black Box As part of the design development of the auditorium we looked at options for the stage and seating configurations. Fixed Seating Fixed seating would not provide the required flexibility or enable the auditorium to be configured as a community hall so this option was discounted early on in the design process. Fully Flexible Black Box Many fringe theatres use a Black Box approach - a fully flexible staging and seating system, using movable stage panels (usually Steeldeck) and movable seating rake panels with loose seating. Steeldeck system for seating rakes and staging The advantage of using this type of system is that the auditorium configurations that are achievable are almost limitless. In addition this system is significantly more cost effective than retractable seating. The main disadvantage of this system is that the reconfiguration of the space would usually take two people half a day. This means that the use of the auditorium as a community hall would be restricted to the configuration in place at the time or the operator would need to programme a break between shows. So an end-on configuration with a full stage set in place would mean that the auditorium could not be used during the day as a community hall. Due to the inherent inflexibility in this approach, for a theatre that can also be used as a community hall, this design approach was discounted. Examples of Black Box s 3
2.1 Auditorium Concept Options - Retractable Seating Retractable Seating Retractable seating is a system where the seats are fixed to a rake system and are folded down and rolled back in to a recess or against a wall when retracted. Many community theatres, schools and some fringe theatres use these systems. Whilst they are more expensive than loose flexible steeldeck (with loose chairs) they provide a significant advantage in their ease of use. A fully extended configuration (of 120 seats) to a fully retracted configuration (to provide a clear hall space) can be undertaken by one person in less than an hour. Steeldeck system for stage only Therefore, in an end-on configuration, even with a full stage set, within an hour of a show finishing the auditorium could be used for community hall use providing a clear space of 9.425m x 8.25m. This speed of conversion not only reduces the running cost for the operator (reduced manpower time) but also provides a valuable income stream for the theatre operator to be able to hire out the space for rehearsals, community groups and events during the daytime. The retractable seating system is combined with a flexible stage system (Steeldeck) so the hall can be opened up fully if required. The stage is capable of being removed altogether, giving a clear hall space of 14.225m x 8.25m, or fixed at varying heights depending on the show requirements. Because of these advantages of the retractable system we decided to proceed with this option for the auditorium design. Examples of retractable seating theatres The following pages show the two base auditorium configurations - fully extended and fully retracted. 4
2.2 Auditorium base configurations - Plans Stage deliveries and fire escape Stage deliveries and fire escape Stage deliveries and fire escape 6 No. cycle parking spaces retractable seating storage area Stage Auditorium 120 seats ( 11 7 sq m) 6 No. cycle parking spaces retractable seating storage area 6 No. cycle parking spaces 8.25m retractable seating storage area Community Hall/ Rehearsal Space 77 sq m 8.25m ( 11 7 sq m with stage removed) 9.425m 14.225m Community Hall/ Rehearsal Space 77 sq m ( 11 7 sq m with stage removed) 9.425m Stage 14.225m 4.8m Stage 4.8m room room room Double doors open when seats retracted Double doors open when seats retracted Foyer Ramp - 1:14 actors door sound lobby props table Sound lobby/ Wing Foyer Ramp - 1:14 Ramp - 1:14 Foyer actors door sound lobby props table Sound lobby/ Wing actors door sound lobby props table Sound lobby/ Wing Bar (36 sq m) Bar counter and box office office and storage (15.4 sq m) Backstage corridor Bar (36 sq m) Bar counter and box office Bar (36 sq m) office and storage (15.4 sq m) Bar counter and box office office and storage (15.4 sq m) Backstage corridor Backstage corridor FWC (12.5 sq m) Cleaners cupboard MWC ( 11. 5 sq m) Dressing Room (4) (10.5 sq m) Dressing Room (4) (9 sq m) FWC (12.5 sq m) Cleaners cupboard FWC (12.5 sq m) Cleaners cupboard MWC ( 11. 5 sq m) Dressing Room (4) (10.5 sq m) MWC ( 11. 5 sq m) Dressing Dressing Room Room (4) (4) (10.5 sq m) (9 sq m) Dressing Room (4) (9 sq m) Bus shelter Bus shelter D1 Base configuration plan - seating fully extended D1 Base configuration plan - seating fully retracted D1 D1 flexible use 175 sq m (use and layout subject to operators specification) D1 flexible use 175 sq m (use and layout subject to operators specification) 140-172 Streatham Hill, London - and Leisure Use 5
2.3 Auditorium base configurations - Sections forestage retractable seating storage area room LED stage lighting grid 50mmø railings u/s grid setting line u/s grid setting line Notional backcloth 8250 x 4800 stage area Steeldeck or similar Nom. 750mm high 4.35m setting line 5.75m 2.84m desk 2.6m 4.7m 5.2m 2.6m forestage retractable seating storage area 2.53m room room Base configuration section - seating fully extended Base configuration section - seating fully retracted 6
3.0 Auditorium Flexibility The base auditorium configuration of fully extended seating provides an end-on configuration of 120 seats (118 with wheelchair spaces) with a rectangular stage (as drawing opposite). Depending on the operator this is likely to be the most common configuration. Stage Area 8.25m wide x 4.8m deep However, the retractable seating system is capable of being partially retracted to provide a variety of configurations. When this is combined with the use of the staging panels as seating rakes, with loose chairs, additional configurations are possible. In addition the lighting rig will cover the entire hall and not just the stage area. The loose chairs can be hired or the operator may choose to purchase them depending on the frequency of some of the configurations. In addition the operator will decide on the duration of certain shows in certain configurations depending on the impact on the community hall day use. Public 'Base' End on configuration - 120 seats (118 with wheelchair spaces) Performers For instance, during the summer holidays the operator may only use the end-on configuration so that the hall can be used every day for school holiday clubs. Other times of the year the operator may use a different configuration with a full stage set and accept that the hall cannot be easily used during the day for the few weeks during the duration of that particular show. This approach provides the ideal solution for the need for theatrical flexibility, ease of use, low overheads and a valuable income stream. The following pages outline some of the configurations that are possible. For many of the configurations, including end-on, the show producer may not use a raised stage but a flat floor to increase the stage area and the intimacy with the audience. 7
3.1 Auditorium Flexibility - configuration studies Stage Area 8.5m wide x 4.5m deep Seating fully retracted 150 standing/ dancing 8.25m Stage Area 8.25m wide x 5.4m deep 9.425m closed Public Public Thrust - 120 seats (118 with wheelchair spaces) Performers Standing - up to 150 Performers 8
3.2 Auditorium Flexibility - configuration studies Stage Area 6m wide x 4.5m deep Stage Area 10.2m wide x 2.5m deep closed Public Public In the Round - 136 seats (134 with wheelchair spaces) Performers Catwalk - 109 seats (107 with wheelchair spaces) Performers 9
3.3 Auditorium Flexibility - configuration studies Stage Area 6.5m wide x 4.5m deep Stage Area 8.25m wide x 5.7m deep Public Public Traverse - 120 seats (118 with wheelchair spaces) Performers End on configuration Deeper Stage - 108 seats (106 with wheelchair spaces) Performers 10
4.0 Auditorium Usability Performer Access Due to the site constraints, the performer is available principally from Stage Left but the audience entrance door and from the tech gallery can also be used. Access from tech gallery Clear Stage Area 6.7m wide x 4m deep For shows where a backstage crossover is essential - say a farce where the actors are rushing in and out of doors - a false back wall could be constructed as part of the set design or a with a backstage cloth (as diagram opposite for end-on configuration). This would still leave a usable stage area of 6.7m wide x 4m deep. Single sided to the stage area is not uncommon for fringe theatres of this scale, such as: Sound lobby/ Wing props table 2.8m long x 0.8m deep Bridewell, City of London (134 seats) - one sided with crossover built in the stage sets Donmar Warehouse, Covent Garden (250 seats) - one sided with additional through audience vomitories Courtyard Studio, Old Street (80 seats) - one sided Greenwich Playhouse (80 seats) - one sided Half Moon, Limehouse (85 seats) - one sided Lyric Hammermith Studio (110 seats) - one sided Albany Studio 2, Deptford (80 seats) - one sided Teatro Technis, Camden (120 seats) - one sided Wimbledon Studio (75 seats) - one sided Wing space False back wall 120 seats (118 without wheelchair spaces) Performers The internal configuration has been amended to provide a usable Stage Left wing space. This would incorporate a space for a Tallescope (a foldable, movable scaffold for rigging lights) props table, area for quick change and to the audience sound lobby for alternative stage. A large scale plan for the wing is included on page 14. 11
5.0 Auditorium Technical Specification Storage: Cables, Gels, plugs, sockets etc Stage level PLB (Production Lighting Box) The technical specification for the auditorium will be developed in detail with an operator. The plan opposite details our preliminary designs for the technical gallery and ceiling grid. The auditorium has been designed to include: 48.3mmø Internally Wired Bar 48.3mmø Internally Wired Bar 48.3mmø Internally Wired Bar 48.3mmø Plain Bar 48.3mmø Plain Bar 48.3mmø Internally Wired Bar Drop down Screen 48.3mmø Internally Wired Bar 48.3mmø Internally Wired Bar 48.3mmø Internally Wired Bar 48.3mmø Internally Wired Bar Track Lighting Grid covering the whole space using internally wired bars and plain bars with LED lights LED house lights controlled from the desk and a paradigm Cue lights Show relay to dressing rooms Paging system to front and back of house Working/ hall use lights controlled from the desk and a paradigm desks lighting and sound Sound amplified voice and music Visual motorized drop down screen and a digital projector in the grid controlled from the tech gallery desk Sound Desk Lighting Desk 48.3mmø Plain Bar 48.3mmø Plain Bar The technical gallery can be ed from the rear staircase whether the seating is extended or retracted. The tech gallery will contain the control desk (Lighting desk and Sound desk) and have areas for storage of cables, brackets, plugs, sockets etc. Gallery level PLB (Production Lighting Box) Stage level PLB (Production Lighting Box) Storage: Cables, Gels, plugs, sockets etc Technical gallery and grid illustrative plan 12
6.0 Front of House Facilities The front of house facilities are appropriate for a fringe theatre of this size and capacity and will be developed in detail with the theatre operator. Ramp - 1:14 Pre-show and interval bar Foyer (32 sq m) Bench seat on wall 3.6m The pre-show and interval bar is an appropriate size for the auditorium capacity. The area within the bar for sitting/ standing is 27 sq m. In addition the Foyer can be used as a sitting area in the interval for drinks with the wall along the ramp designed for sitting. The furniture type and layout will be developed in detail with the operator. Box Office Illustrative seating layout 6.7m 3.9m Bar (36 sq m) Bar counter and box office The bar counter serves as the box office during the day and for ticket collection pre-show in the evening. An operator may decide to install a dedicated box office or have a temporary ticket collection area (like the Bush in Shepherds Bush) and we will develop those plans with an operator. Front of House Toilets Drinks shelf 2.2m x 1.5m One wheelchair ible WC (2.2m x 1.5m Part M compliant) is provided for the public. FWC (12.5 sq m) Cleaners cupboard MWC ( 11. 5 sq m) lockers hanging rail shelf over The required amount of able bodied WC s (to BS6465-1:2006+A1:2009) are provided, including wider (880mm), ambulant disabled, cubicles for both male and female. One basin, in each public toilet, will be lower to accommodate children. 13
7.0 Back of House Facilities Ramp - 1:14 sound lobby Stage Access 1.4m The back of house facilities are appropriate for a fringe theatre of this size and capacity. Even prior to these amendments, based on the previously submitted information (with one dressing room), The s Trust, by email on 14 April 2014, from Rebecca Morland, s Advisor, said: Although backstage facilities are limited, they are acceptable for a space of this size, and include direct into the hall for technical and stage equipment. door for Tallescope actors door tallescope under TL9815 1.1m Sound lobby/ Wing props table 2.8m long x 0.8m deep The back of house facilities will be developed in detail with the theatre operator but the illustrative submission has been reconfigured to reflect local concerns. Dressing Rooms The submitted Design and Access statement plans included one dressing room of 14 sq m for 5 people which was able to be sub-divided with a curtain. Bar counter and box office office and storage (15.4 sq m) Floor to ceiling height - 4m 2.2m x 1.5m 5.3m 3m 1.3m 1.3m Backstage corridor The provision of one dressing room for a fringe theatre of this size is not uncommon. Comparable fringe s in London with only one dressing room include: Greenwich Playhouse (80 seats) Kings Head, Islington (104 seats) Teatro Technis, Camden (120 seats) New Diorama, Euston (80 seats) - one dressing room and small green room that doubles as a second dressing room However, following local concern we have reconfigured the dressing rooms to provide two separate dressing rooms, both with wash hand basins and comfortably fitting four people each. lockers hanging rail shelf over hanging rail shelf over lockers Toilet MWC (11.5 sq m) Dressing Zone 1100x700 Dressing Zone 1100x700 Dressing Zone 1100x700 4 x workstations 850mm wide x 600mm deep Dressing Room (4 people) 3.4m wide x 2.8m deep (10.5 sq m) Dressing Zone 1100x700 Dressing Zone 1100x700 Dressing Zone 1100x700 Dressing Zone 1100x700 4 x workstations 800mm wide x 600mm deep Dressing Zone 1100x700 Dressing Room (4 people) 3.2m wide x 2.8m deep (9 sq m) A fully wheelchair ible WC with wash hand basin is provided for back of house. Office The theatre office, which can also be used for storage, has been reconfigured to increase the area to 15.4 sq m. 14
8.0 Summary This report has been produced to provide clarification and investigation into alternative internal layouts to address some local concerns regarding the function, size and specification of the proposal and its layout. The proposed theatre will be funded by London Square to provide a fully fitted out theatre and ancillary spaces including all technical equipment, lighting, sound, staging and seating. Although retractable seating is more expensive than flexible Steeldeck panels, the use of the retractable seating provides the best flexibility for the theatre and will ensure the theatres regular use as a community facility. The ability to easily retract the seating to provide an open space for use during the day will significantly enhance the operators business plan and financial sustainability of the theatre. Front and Back of House areas are appropriately sized for a theatre of this size and capacity. The enclosed illustrative layouts demonstrate a theatre of this capacity is usable, deliverable and sustainable. The enclosed plans will be further developed with the selected operator. Auditorium internal view from back row towards stage The theatre design is fully fit for purpose. The auditorium, back of house, technical installation and front of house areas shown in this document are significantly better than a lot of comparable fringe theatres of this size and this theatre will be an asset to Streatham. 15
Appendix A - s Trust consultation response letter Our Ref.: RA/3562 14 January 2015 It should be noted that theatres are Sui Generis, not Class D1, however it is acknowledged that a D1 use may be appropriate given the proposed multi-purpose use of the theatre space. We recommend you grant planning permission and attach conditions as appropriate. Please do not hesitate to contact us if we may be of further assistance. Yours sincerely, For the attention of Mr Richard McFerran Lambeth Planning Development Management Phoenix House 10 Wandsworth Road London SW8 2LL Ross Anthony Planning Adviser Dear Sir, 142-170 Streatham Hill and Wentworth House, 10 Sternhold Avenue, London Application Ref.: 14/06765/VOC Thank you for consulting The s Trust on the above planning application for minor material amendments to planning permission 14/03760/VOC, including the relocation and reconfiguration of the proposed theatre and community facility. The s Trust supports the application. Please see our detailed comments below that only relate to the theatre component, as per our remit. Remit: The s Trust is The National Advisory Public Body for s, safeguarding theatre use or the potential for such use; we provide expert advice on theatre buildings including, new design, heritage, property and planning. Established by The s Trust Act 1976, the Trust delivers statutory planning advice on theatre buildings and theatre use in England through The Town and Country Planning (Development Management Procedure) (England) Order 2010 (DMPO), requiring the Trust to be consulted on planning applications involving any land on which there is a theatre. Advice/comment: The s Trust welcomes the relocation and reconfiguration of the proposed community and theatre space. The Trust had significant concerns about the deficiencies of the previous version of the scheme and are pleased to see a much improved scheme that will ensure the theatre is useable, flexible, and will function properly as a performance venue. The Trust has been working with David Hughes Architects to review the plans and supports the scheme they developed for this application. Relocating the performance space outside the residential building footprint creates a multi-purpose performance space of a reasonable size and capacity and allows a much higher ceiling to be achieved that will result in acceptable sightlines in a variety of layouts. The provision of retractable seating means the space is flexible and can be used for evening theatre use and for daytime community use. The front and back of house facilities are limited, but make effective use of the space provided. While the overall floor space of the theatre and community space has been somewhat reduced, the overall reconfiguration has created a much improved and functional facility. The design and use of different materials is supported and mean the theatre and community space are now much more distinct entities from the rest of the development and gives the theatre a public identity within the streetscape. Being separate from the residential use above also addresses many of the potential noise and vibration transfer issues between the two uses, however, it would still be prudent to ensure the use of mitigation measures such as double glazing, insulation, and acoustic vents, etc. to further moderate any impacts. Page 2 of 2 16
Studio 2 60 High Street Hampton Wick Surrey KT1 4DB T 020 8977 8108 E mail@dharchitects.co.uk W dharchitects.co.uk david hughes architects