St Mary Redcliffe Architecture Competition Tender Brief Booklet

St Mary Redcliffe
Design Competition
Tender Brief
ST MARY REDCLIFFE CHURCH
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© Malcolm Reading Consultants 2016
Malcolm Reading Consultants is an expert consultancy which specialises in managing design competitions to
international standards and providing independent, strategic advice to clients with capital projects. With nearly
twenty years’ experience of projects, we are enthusiastic advocates of the power of design to create new perceptions
and act as an inspiration.
Images: © Malcolm Reading Consultants/Emily Whitfield-Wicks
Diagrams: © Redcliffe Neighbourhood Development Forum and benjamin + beauchamp architects
malcolmreading.co.uk
T +44 (0) 20 7831 2998
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Contents
PART ONE 5
Preface 7
Key Aims and Objectives 8
Wider Development Context 10
The Brief 12
The Requirements 24
Planning and Permissions 31
Project Details 32
Procurement 32
Budget 32
PART TWO 35
Competition Details 36
Target Competition Programme 39
Submission Requirements 40
Evaluation Criteria 45
Fee Proposal 48
Form of Tender 49
Work Stage Breakdown 50
Time Rate Charges 51
Expenses 52
Order of Cost Estimate 53
Conflict of Interest Declaration 56
Appendices 57
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PART ONE
5

Introduction
In this stage of the St Mary Redcliffe Design Competition, shortlisted teams are
asked to develop ideas and a concept design to address the requirements and issues
outlined in this document. The church is looking for a team who understands and
addresses their needs with breath-taking architecture.
Following the competition the winning team will be expected to work with the church
from May to November 2016 to develop their ideas into a full design proposal for the
project. The emerging scheme will be tested vigorously with internal and external
stakeholders (including statutory authorities) during this period.
The agreed and consulted upon scheme will then form the basis of a Heritage Lottery
Fund (HLF) application. The selected team will support and advise the church through
this application process and, if successful, will be retained by the church to continue
the project.
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Image: St Mary Redcliffe spire

Preface
Congratulations!
I am delighted that you have made it to the shortlist. I look forward to meeting the teams that
you will bring, hearing about how you envisage the way forward for this marvellous church,
and seeing your designs and concepts.
I guess you may well have been through this competition process before, but it’s virgin
territory for us! Indeed, the whole development scheme is something of a novelty for the
people of Redcliffe. I think it’s fair to say that the vast majority of us are motivated about
how things are unfolding: however, not surprisingly, there is some concern, some anxiety and
(let’s be honest) some opposition to the notion of building around this iconic gothic gem.
So the next phase of this process is as much about identifying who will work well with the
people of St Mary Redcliffe, as it is about who will produce breath-taking architecture. Ideally
we want both! And that’s why you’ve been shortlisted. We believe you have the capacity to
help us bring about what we need (in terms of built form) without alienating those for whom
this feels like a step too far.
This is one of the reasons why we are asking you to attend a Symposium on Tuesday 23 rd
February, followed by a site visit on Tuesday 1 st March. The symposium will be addressed by
(among others) Rt Rev Nick Holtam, who oversaw the development of St Martin in the Fields
and Jon Cannon, who teaches on History of Art and Historical Studies at Bristol University
and is in the process of completing a major study of our North Porch. The Symposium will be
addressing the topic: Architecture for the contemporary church – imagining the new in the
context of the old. We hope to build an informative and engaging opportunity for a broader
audience as well as for you.
I remain very enthusiastic about the competition and about all our development plans.
St Mary Redcliffe really does need to take a bold step into the future. For that we need a
team that appreciates who we are and what we’re trying to do, designs that delight and
amaze, facilities that are fit for purpose, and costs that are reliable and reasonable!!!
Good luck and I hope you enjoy the next part of the journey!
Rev Dan Tyndall
Vicar of St Mary Redcliffe
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Key Aims and Objectives
• Find a team that will create beautiful architecture while, equally importantly, working
well with the people of St Mary Redcliffe.
• Better integrate the church with its surroundings, bringing it back to the centre of
community life, particularly within the developing ‘Redcliffe urban village’.
• Create facilities which enable the church to expand its outreach and mission,
encouraging the future development of the church by making the most of the areas
around the church and the Church Centre site.
• Enable St Mary Redcliffe to flourish as a thriving Christian community, which is
representative of the parish’s diverse social, economic and cultural make-up.
• Preserve, enhance and celebrate the church’s rich historic past. As one of the finest
parish churches in the country, St Mary Redcliffe should be a welcoming heritage
destination that continues to delight existing patrons while attracting new visitors
through enhanced presentation of its heritage and an improved hospitality offer.
• Ensure that the church is accessible to all, both physically and in terms of the
opportunities that it offers.
• Make the church a more functional, unified space.
• Be environmentally conscious in design, materials and running, and encourage
sustainability among staff, volunteers and visitors.
• Increase the income generating opportunities within the church, enabling it to be a
more financially sustainable institution.
• Be at the centre of the Redcliffe Community and seamlessly related to Redcliffe
Neighbourhood Development Forum’s plans for Redcliffe Way, which intends
to create a fitting setting for St Mary Redcliffe possibly through the creation of a new
public stance.
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Image: View of the South Churchyard from the church roof
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Wider Development Context
Redcliffe has been the subject of redevelopment plans since the 1960s, and amenity
societies have pressed for improvements to the neighbourhood since the 1970s. Many plans
were drawn up, including a scheme developed by St Mary Redcliffe in 1992, but none were
built. The community-based Redcliffe Futures group worked with Bristol City Council in 2006
to produce a planning document known as SPD3 – which remains the current official plan
for the whole of the Redcliffe area – but Redcliffe Way was omitted pending the resolution of
transport-planning processes.
While recognition of the need for change in Redcliffe is long-standing, it is only now, after a
prolonged process of planning and negotiation, and the catalytic effect of the regeneration
of neighbouring areas such as Harbourside, Queen Square and the Temple Quarter, and the
new Enterprise Zone around Temple Meads Station, that the people of Redcliffe can look
forward, with expectation rather than hope, to a significant and perhaps transformational
redevelopment. The Redcliffe Neighbourhood Forum (which was created in response to the
2012 Localism Act) – building on the wealth of good work undertaken by organisations such
as Redcliffe Futures – has recently produced a draft Neighbourhood Development Plan for
the Redcliffe Way area, which is the culmination of a sequence of activity stretching back
over five years. During this time the Forum has embarked on an intensive programme of
professional consultation, ideas development and discussion with the local community along
with a range of other stakeholders.
The plan anticipates the downsizing of Redcliffe Way, the removal of the roundabout at its
western limit, the construction of an urban village, and the creation of a new setting for
St Mary Redcliffe at the heart of the development. As the main landowner in Redcliffe, Bristol
City Council is working with Redcliffe Forum through a dedicated partnership known as the
Joint Delivery Board. The partnership is currently seeking a development partner to help
realise its plans for Redcliffe Way.
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It is important to recognise that Redcliffe Way occupies a key position and is increasingly
significant, especially in the context of recent developments in the city centre. Bristol now has
more visitors than Bath, and Harbourside, to the west of Redcliffe Way, is now the city’s main
visitor area. To the east, the area around Temple Meads is fast becoming the commercial
heart of Bristol. With the redevelopment of the train station, the electrification of the main
line to London and the creation of the Enterprise Zone – which will generate 17,000 jobs
and be home to a new 12,000 seat arena – links in and around the city centre will become
increasingly important.
St Mary Redcliffe sits on the main east-west axis for public transport, cycling and walking
from the Temple Meads area to the city centre and Harbourside, and is, therefore, very well
placed for its future redevelopment.
The Forum’s plans for Redcliffe Way are intended to progress in close association with those
of the church and a seamless redevelopment of both is envisaged.
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The Brief
The competition site
To date, the church has conceived the competition as interlinked projects, taking place
across sites. In summary these are:
• Heritage and hospitality on sites immediately surrounding the church.
• Community and office on the site currently occupied by Redcliffe Methodist Church
and Church Centre.
In conjunction with the above, teams should also consider how the church building itself can
be de-cluttered, ensuring that it becomes primarily a focus for Christian worship while also
being a legible and engaging destination for visitors.
Connections between all these projects and project sites should be carefully considered
within an overall masterplan approach to the competition area highlighted in the plan
opposite.
For an understanding of the site and its context please see Appendices D – U for detailed
information on St Mary Redcliffe and its surroundings. This includes a range of detailed
conservation and technical assessments that teams should consider in the preparation of
their design proposals.
The immediate site context
The church wishes to engage the teams’ creative and strategic thinking on the best and most
efficient way of delivering all the requirements for the project within the available site areas.
The shaded areas on the site plan outside of the ownership boundary – on the north side
of the church and between the church and the Church Centre (not including Pump Lane) -
indicate land that is the subject of on-going discussions with third-party organisations, such
as Redcliffe Forum and Bristol Council. While the church does not yet know whether this
land will be useable as part of the project, teams are encouraged to develop proposals which
outline innovative uses for these areas.
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7
House
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Canynge House
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Location Plan
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PHIPPEN STREET
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E PARADE EAST
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St Mary Redcliffe Church
Car park
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War Memorial
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PUMP LANE
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Phoenix Place
Hotel
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Holland House
Hotel
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COLSTON PARADE
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Methodist
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PREWETT STREET
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Proctor House
Playground
NOT TO SCALE
Playground
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A 16.09.15 JLB
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BRISTOL,
St Mary R
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2. Parish Offices
3. Methodist Church and Church Centre
4. The North Area
5. The South Churchyard
Buildings owned by St. Mary Redcliffe
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Green areas
Development sites
6. The West End
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The church
The church building’s primary focus is Christian worship, but also serves as a most
impressive heritage destination. To serve this purpose it contains a small shop space
and a staffed information point. It also contains areas of storage, including a general
storage space and chair storage space. These open storage areas detract from the overall
enjoyment and use of the church building.
St Mary Redcliffe contains many impressive ancient and modern treasures and art pieces
which are either currently unable to be on display or are displayed in an uncoordinated and
piecemeal fashion.
The church does not have a traditional crypt space. However, underneath the North Transept
is a partial lower level space (currently occupied by the Choir Vestry), rehearsal space and
storage space. Above part of this space are the Vestry and the Verger’s Vestry. Below the
Lady Chapel, at the east end of the building, are a strongroom and the Processional Way: an
open-arched arcade with access to the church above.
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Images: Clockwise: St Mary Redcliffe interior: the Choir and Sanctuary, an example of St Mary
Redcliffe’s treasures, the north of the church at night, figure of Queen Elizabeth
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The North Area
The north of the church provides its primary contemporary entrance, up a mid-20 th century
flight of steps, onto a podium and then through to the North Porch, of which the Inner Porch
is the oldest remaining part of the church. Below this podium, created during the 1940s, is
the Arc Café and toilet facilities for the church. This area can only be accessed via a narrow
staircase.
The remainder of the area to the north of church building is laid out in soft landscaping
(lawn) bisected by pathways. To the east end lies an area of hard-standing with the main
church building plant room below and a small staff parking area adjacent to the Processional
Way. This area was added to the church site in the late 1940s following the planning and
implementation of Redcliffe Way.
This area provides a potential site for at least some of the requirements of the Brief.
However, teams should also note that this area provides the key interface with the potential
developments proposed within the Redcliffe Neighbourhood Development Plan (RNDP) and
whilst the church ownership boundary is clear there may be opportunities for some land
swap with the City Council if this is to achieve the best development outcome for all parties.
The aim of the RNDP is that Redcliffe Way becomes a new heart for the community,
reuniting north and south Redcliffe. It will provide a lively mixed-use city neighbourhood,
which has both a grand boulevard and an impressive setting for St Mary Redcliffe, but also
combined with more intimate streets and spaces alongside. A new public space in front
of St Mary Redcliffe is envisioned as the heart of the community. It will be a place that is
people-friendly, creating a public realm that encourages congregation and exchange, as well
as being the best place for family living in Bristol.
Teams will be expected to work alongside the Forum’s plans by responding to and informing
the development of Redcliffe Way. The church and the Forum would like to see a seamless
link between the two projects.
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Images: Above: Redcliffe
Roundabout, as seen from
the church roof.
Left: The north porch
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The South Churchyard
A secondary entrance to the church building lies within the South Churchyard. This area is
historically significant, lies five metres higher than the street level on the north of the church,
and has remained largely untouched in layout over the centuries. Today the Churchyard is
an important local amenity space, used extensively by the local community as a park-like
relaxation space — especially when the weather is good.
While acknowledging its historical significance, the church believes there is potential for
development within the South Churchyard, in particular along its eastern boundary with
Pump Lane. However, teams should be aware that in the late 19 th century, a tunnel was dug
under the South Churchyard as a rail link to the wharves along the Floating Harbour. The rail
infrastructure is long since gone but the tunnel, now under private ownership, remains.
The south-west corner of the Churchyard houses the present-day outfall of the historic
pipe gifted to the church in the 12 th century, having originally emerged underneath the
balustrades to the east of the Church Tower. This gift, from the Lord of the Manor of
Bedminster, Sir Robert de Berkley, provided the first supply of clean, fresh water to the
parish.
The pipeline begins at a spring two miles from St Mary Redcliffe, continuing through Lower
Knowle and Bedminster towards Redcliffe. The Priest, Churchwardens and people of St Mary
Redcliffe maintain an annual tradition of walking the route and inspecting the pipe. Teams
are encouraged to develop ideas for re-presenting and raising awareness of the pipe and
its history as part of the project. Further information about the Pipe Walk can be found in
Appendix U.
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Image: Entrance to the South Churchyard from Pump Lane
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The West End
The public realm to the West End of the church building has also been much changed over
the past century. The widening of Redcliff Hill altered street patterns and pavement grades,
and removed the dense and tightly-knit urban form that had existing in this area over many
years. Traditionally the West Door was the main entrance to the church, but this use and its
legibility has disappeared in line with the wider changes mentioned above. The space was
originally framed to the south by the Chapel of the Holy Spirit which then became a school
before being demolished in 18 th century. A large oak tree now stands in the space, marking
the position of the church’s garden of remembrance.
The intended removal of the roundabout on Redcliffe Way may create an opportunity to
extend the site on its north-west corner – as indicated by the shading outside the ownership
boundary on the site plan.
The church, taking advantage of the potential area-wide changes proposed within the RNDP,
is keen to re-establish the significance of the West End of the church, as both an entrance
and public realm. Teams should consider this in the development of their proposals.
Image: The West End from Redcliff Hill
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Hospital of St. John
the Baptist
© This Drawing is the copyright of benjamin + beauchamp archite
All dimensions to be checked on site by contractor and not scaled
benjamin + beauchamp architects ltd accept no liability for any e
of whatsoever nature and however arising; from any variation ma
the execution of the work to which it relates, which has not been r
their approval obtained.
REDCLIFFE
PIT
P:\BRISTOL - ST MARY REDCLIFFE - 0350\Drawings, Photos & Gra
Drawings\Drawing board\Sketches\0350 Boundary Study\SM
w plan.dwg
PILE STREET
Mansion House
of Diocese of Salisbury
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(Extent and precise position of building un-researched)
The Conduit
The Watering Trough
PUMP LANE
REDCLIFFE HILL
ABOVE: John Rocque's Map of Br
This urban space
was once much
more clearly
defined. The railings
were not introduced
until the early
nineteenth century.
1717
PLAN OF CHURCH
Revision Date Initials Notes
Project
BRISTOL
ST MARY REDCLIFFE
The Chapel of the Holy Spirit
(later The Queen Elizabeth's
Free Grammer and Writing
School). Demolished 1763.
Medieval cross
removed in 1767.
Title
BOUNDARY STUDY
1717
Stage
PRELIMINARY
benjamin + bea
architecture design cons
the borough studios, the b
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Drawing No.
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SK. 020
Plan showing the 18 th century urban form around the church, including the Chapel of the
Holy Spirit that was once located close to the south-west corner of the church
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Redcliffe Methodist Church and Church Centre
The Church Centre site is very much located ‘in’ the Redcliffe community. The building is
bordered by Prewett Street to the south, and beyond this lies much of the housing areas of
Redcliffe that make up the Lawrence Hill Ward. A good pedestrian connection is provided
between the main church site and the hall via a path along the South Churchyard to the
eastern end of Colston Parade and then along a pedestrian way, running north-west to
south-east connecting Colston Parade with Prewett Street.
The Church Centre sits inefficiently within the middle of its site, taking up a large site area
and surrounded by poor quality public realm and car parking. The current building does not
make the most of the potential footprint and density that is possible on the site and, as a
consequence, does not create a strong or legible edge to the street. The existing building is
deemed to have little or no architectural significance, and teams are encouraged to consider
how to maximise density and urbanise this site. Improvements to the surrounding public
realm should also be considered. The existing accommodation uses of the site are to be
retained.
Image: Redcliffe Methodist Church and Church Centre
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Project
Project
Drawn By
Drawn By
Date
Stage
Date
Stage
Scale
Scale
Revision Date Initials Notes
Revision Date Initials Notes
Drawing No.
© This Drawing is the copyright of benjamin + beauchamp architects ltd.
All dimensions to be checked on site by contractor and not scaled from this drawing.
benjamin + beauchamp architects ltd accept no liability for any expense, loss or
damage of whatsoever nature and however arising; from any variation made to this
drawing; or in the execution of the work to which it relates, which has not been
referred to them and their approval obtained.
© This Drawing is the copyright of benjamin + beauchamp architects ltd.
All dimensions to be checked on site by contractor and not scaled from this drawing.
benjamin + beauchamp architects ltd accept no liability for any expense, loss or
damage of whatsoever nature and however arising; from any variation made to this
drawing; or in the execution of the work to which it relates, which has not been
referred to them and their approval obtained.
P:\BRISTOL - ST MARY REDCLIFFE - 0350\Drawings, Photos & Graphics\B2 Drawings\Drawing board\0350 005 - Existing Floor Plan.dwg
Drawing No.
P:\BRISTOL - ST MARY REDCLIFFE - 0350\Drawings, Photos & Graphics\B2 Drawings\Drawing board\0350 009 - Existing Baement Floor Plan.dwg
Floor Plans
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the borough studios, the borough,
wedmore, somerset BS28 4EB
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BRISTOL, St Mary Redcliffe
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North Porch
Chatterton Room (above)
Inner Porch
North Trancept
North Amulatory
Lady Chapel, beneath
which is the
Processional Way
South Amulatory
Choir and Sanctuary
South Trancept
10.
11.
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South Porch
West End
St John’s Chapel
The Bell Chamber
and Ringing Room
above
Undercroft
Toilets
Choir Vestry
(changing and
robe storage)
The Armoire
Canynges Kitchen
13.97
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benjamin + beauchamp
architecture design conservation
the borough studios, the borough,
wedmore, somerset BS28 4EB
T 01934 713313 F 01934 713314
BRISTOL, St Mary Redcliffe
survey 0350 009 -
Title
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Basement Floor Plan
JLB
23.12.13 1:100
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The requirements
The Brief for the project is set out in the below text description and accompanying area
schedule.
The description is set out thematically; the area schedule is grouped into space type, with
some crossover between the two.
In spatial arrangement terms, teams are to consider which of these facilities should be
located within the church building and which can be taken out of the church building and
relocated in a new building(s). This new building, or buildings, can be located anywhere
within the shaded area, including on the Methodist Church Centre site on Prewett Street.
Information provided in the Expression of Interest in the form of the outline Brief remains
relevant at this stage. Technical requirements of the Brief are outlined at the end of this
section.
Community
Create new community-focused facilities that will enable St Mary Redcliffe to become a more
effective parish church meeting some of the needs of the people that live in the area and
across the city.
This is the least developed element of the project Brief, however, the church has
commissioned ERS Research & Consultancy to carry out a feasibility study into local
community needs. The study, which is due to be completed in January 2016, will look into
what already exists in terms of local provision of amenities, what local people feel Redcliffe
lacks in terms of facilities, and what they would like to see to help improve the area. ERS’
findings will inform decision-making about which community-facing facilities should be
included in the church’s development project.
The area schedule below (on page 30) outlines the types of facilities the church has already
considered, provided as guidance only. The church is keen to hear ideas and proposals from
teams that will ensure that this facility, and the amenities it contains, remains relevant for
many years to come. Flexibility and adaptability of these spaces, along with their spatial
adjacencies and space planning, is important and should be clearly articulated in your
design proposal. Some co-ordination with the Redcliffe Neighbourhood Development Forum
is likely to be required when developing proposals for the community-facing aspects of the
project.
24

Church life
Ensure a variety of appropriate spaces to support the full range of church activities,
occasions and events. These spaces, both front and back-of-house, include:
• A range of meeting rooms, from small private and safe spaces for two to four
people to highly flexible spaces for 20 – 40 people to accommodate a range of
users, including external community groups, internal church organisations and
external income-generating groups such as local businesses.
• A hall for 150 people, able to accommodate flexible spatial arrangements, and
with either direct access to, or dedicated, kitchen facilities. This should be
suitable for hosting events such as wedding receptions;
• Dedicated and appropriately designed and appointed rehearsal space for the
church and other community choirs, to include relevant support space with
dedicated storage and robing area for the choirs;
• Appropriate and dedicated working spaces for a range of church activities
including, but not limited to, clergy robing, flower arranging and a facility for the
care and storage of vestments; and
• Ceremonial vehicular access to church – for large events such as Rush Sunday
(where the Lord Mayor’s coach is used) and more generally for weddings and
funerals.
All spaces should be well and appropriately equipped, highly functional and flexible, whilst
respecting the significance of the heritage of the church and its context.
Heritage
The church has recently commissioned a Heritage Activity Plan which will inform thinking
about the ways in which the experience of heritage in St Mary Redcliffe can be improved.
This document will help the church to develop an engaging and complete heritage
experience, which will include:
• A dedicated exhibition space for church treasures, other heritage items, and
art and cultural exhibitions which, if located within the main church building,
does not detract from the use of the church for its primary purpose to support
Christian worship;
• Comprehensive and contemporary interpretation throughout the heritage
destination, which can be self-guided and intuitive to use and follow.
• Enhanced access to as many areas of the church as possible, to improve the
25

public experience of the building to generate income. These areas could include
the following:
- The Roof
- The Chatterton Room
- The Easter Vestry
- The Armoire
- The Bell Chamber and Ringing Room
- Canynges kitchen
Hospitality
Improve the church’s hospitality offer and amenities, including:
• A café/restaurant that is well-designed, highly visible and has the ability to
spill out into an external area when possible. The church currently lets
the Undercroft to the Addiction Recovery Agency, which owns the Arc Café and
employs recovering addicts to work in the café team. This key relationship
is important to the church, as it fulfils part of the church’s mission focus.
The project needs, therefore, to ensure that the Arc Café is included in plans to
develop the church’s hospitality offer.
• Contemporary and fit-for-purpose kitchen facilities, to support the café/restaurant
and also to facilitate catered events. Teams could also consider the potential of
being able to set up temporary/mobile satellite facilities within the church building
to support these events.
• An appropriately located, designed and sized retail outlet, in keeping with the
significance of St Mary Redcliffe as a significant heritage visitor destination.
• Provision of sufficient toilets and other visitor amenities, such as baby changing
and cloakrooms, which can seamlessly accommodate gatherings within the
church of up to 1,000 people.
Thought should be given to where these amenities are placed to attract passing trade and
maximise income generation.
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Accessibility
Ensure an equitable experience to all visitors and users of the church, regardless of ability, by
providing the following:
• A lift, lifts or step-free access between different levels, spaces and floors where
possible (both internally within buildings and externally within the public realm of
the church);
• Appropriate levels of accessible signage, wayfinding and interpretation
throughout, including the use of different languages, braille, IT and audio-visual
media;
• An appropriate provision of accessible facilities, such as toilets, for a project of
this scale and ambition; and
• Investigate the potential of providing some accessible parking spaces within the
site boundary.
Transport
Parking is an emotive subject. The church wishes to encourage most of its visitors,
congregation and staff to use sustainable modes of personal or public transport. However
some will always need to travel by car, particularly the disabled and some elderly people.
Teams should consider an appropriate location within the site boundary to provide a limited
number of staff, contractor and accessible parking spaces. Other transport provisions
include:
• Suitable drop-off points for coaches;
• Ample bike storage, covered and out of the weather; and
• Suitable charging points for electric cars and bikes.
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Staff
The following administrative, operational and support spaces should be provided (please
read in conjunction with the area schedule on page 30):
• Well-designed and lit offices and/or desk spaces, allowing for the work of specific
groups but also including some ‘hot-desking’ workstations;
• A comfortable and secure staff room for up to 15 people with dedicated
kitchenette facilities;
• Dedicated staff support facilities, including kitchenette, print room and toilets;
• A small gymnasium and lockers and shower facilities, appropriate in scale to the
church workforce to encourage healthy lifestyles and travel to work regimes;
• A range of storage facilities, including specialist archive storage with appropriate
levels of environmental control to meet all the operational needs of the church
(including well-sited and ventilated refuse storage); and
• A secure external yard and small workshop, including ‘welfare facilities’ for use by
in-house staff and external contractors alike.
Teams should consider efficiency, flexibility and adaptability in their design proposals for the
staff accommodation. The latest IT and communications technology, all coordinated and
compatible, should be seamlessly provided throughout the design.
Financial sustainability
As well as creating attractive and practical new facilities, which complement the current
building and allow the church to develop, the project needs to help ensure that the church
maximises income-generating streams to make sure that the church is in a position to
become a financially sustainable organisation.
• Ensure that retail and hospitality facilities are accessible and easily discoverable
by visitors, the local community and passers by;
• Provide spaces which can be used commercially, for example through room and
conference hire.
28

Public Realm
The church has a variety of open spaces, including ‘open public’, ‘private open’ and ‘private’
space. ‘Open public’ refers to the public realm surrounding the church (e.g. pavements,
roadways, etc.) The following are ‘private open’ spaces within the church’s ownership
boundary:
• The open area on the north side of the church;
• The area around the western end of the church;
• The South Churchyard;
• The eastern entrance to the Churchyard; and
• The Processional Way to the east of the church.
One of the aims of the project is to find creative ways of enabling interaction between these
spaces. The church would also like to stress the importance of design in the treatment of
public, semi-public and private external spaces.
Technical Requirements
Competitors should consider the following technical requirements in the development of their
design proposals:
• Passive technological solutions first, when and where appropriate;
• Environmental sustainability, including investigating the potential of renewable
sources of energy where appropriate;
• Maximise energy efficiency and minimise running costs;
• Minimise waste, in both construction and building use;
• Choice of materials and equipment that are durable, minimise waste, easy to
clean and maintain and, when required, easy to replace;
• Ensure acoustics are appropriate and clearly audible throughout the design,
particularly in the key public spaces and, most importantly, within the choir
rehearsal space;
• Use lighting and other appropriate technologies to make the whole site safe and
pleasant, and to make the most of the church as a heritage asset; and
• IT and communications technology, including AV provision to some key spaces
– including, but not limited to, the new hall space – should be integrated
throughout.
29

Area Schedule
The area schedule below has been prepared by the church and their advisers. Teams should
use this for guidance only. It represents a list of activities currently undertaken by the church
and the aspirations the church has for its future ministry. Any design concepts for the Church
Centre site should bear in mind current uses of that facility which may not be listed below.
Please see Appendix B for a Detailed Assessment of Accommodation Needs.
Front-of-House (FOH) 721m 2
Café
Shop
Meeting/Education
Exhibition
Private Prayer/Chapel
210m 2
56m 2
240m 2
200m 2
15m 2
FOH/public ancillary 175m 2
WCs
Storage
95m 2
80m 2
Back-of-House (BOH) 299m 2
Clergy area
Music/Choir
Support
71m 2
173m 2
55m 2
Community 590m 2
Community Hub
Social Enterprise
Credit Union
Workshop/start-up spaces
Accommodation
Night shelter
Other - teams are encouraged to think of other potential uses
20m 2
20m 2
20m 2
30m 2
250m 2
250m 2
Staff and administration 328m 2
Offices
Meeting rooms
Ancillary spaces
213m 2
86m 2
29m 2
Other 185m 2
Boiler Room/Plant
Strong Room/additional plant/other
External space
75m 2
75m 2
35m 2
Circulation 536m 2
30
TOTAL (excl Methodist Church requirements and car parking) TOTAL 2,834m 2

Replacement facilities for the Methodist Church (on the Church Centre site) 328m 2
Offices
Meeting rooms
Ancillary spaces
213m 2
86m 2
29m 2
TOTAL 328m 2
Planning and Permissions
Preliminary discussions with the Diocesan Advisory Committee(DAC), Historic England,
the Amenity Societies, the Church Buildings Council and Local Authority have taken place.
Neither Planning Permission nor Faculty will be required in advance of the HLF Round One
submission, but the winning team will be required to continue discussions with all of the
appropriate bodies. If successful with the HLF Round One bid, the design team will be
expected to work with the church to obtain Faculty and Planning Permission as part of the
ongoing development
31

Project Details
Procurement
St Mary Redcliffe will require the winning team to provide full design team services as outlined
in this Brief, and as agreed in post–Tender discussions.
Although St Mary Redcliffe anticipates using the proposed winning architectural/engineering
Team, it is not bound to use all members proposed by the winning team. The successful tenderer
will be required to provide a collateral warranty, further details of which can be found in
Appendix V.
Budget
The project cost is estimated to be £12-15m.
32

33

34

PART TWO
35

Competition Details
Competition Requirements
This document does not represent a final Brief but a document that can be developed
throughout the competition and design process.
Teams are encouraged to reflect on the Brief and make suggestions where relevant.
The project must also be able to be completed within the cost limitations set out in this
document. It is important that you are able to demonstrate how you would approach
controlling project costs.
Submission Details
The deadline for submissions is 14:00 BST on Friday 15 th April 2016.
All physical submissions are to be delivered to the London office of Malcolm Reading
Consultants. No alternative arrangements will be accepted. Submissions must be safely
packed in a single stiff package, clearly marked:
St Mary Redcliffe: Tender Submission
Submissions should be addressed to:
Malcolm Reading Consultants
Fourth Floor
10 Ely Place
London
EC1N 6RY
Teams should submit one printed copy of the Cost Submission in a sealed envelope, inside
the main package.
Teams are also required to make a digital submission of all the materials. Digital
submissions will be received via the Delta eSourcing portal.
Symposium and Site Visit
The church is organising a symposium on Tuesday 23 rd February that all shortlisted teams
are expected to attend (tickets for which will be provided by the church closer to the event).
The symposium will be addressed by (among others) Rt Rev Nick Holtam, who oversaw the
development of St Martin in the Fields, and Jon Cannon, who teaches on History of Art and
Historical Studies at Bristol University and is in the process of completing a major study
of the church’s North Porch. The Symposium will address the topic: Architecture for the
contemporary church – imagining the new in the context of the old.
36

The church intends to publicise this widely and hope to build an informative and engaging
opportunity for a broader audience as well as teams. There will also be opportunities to ask
specific questions which relate solely to the competition as part of the day’s programme.
A separate site visit is also planned for Tuesday 1 st March 2016. The day will include a
briefing from St Mary Redcliffe, guidance on the competition process from the competition
manager, a guided tour of the site, and a question and answer session.
A maximum of four members of each team can be accommodated. It is not possible for
St Mary Redcliffe to pay any team’s expenses related to the site visit.
Further details of both the symposium and site visit will be issued in due course.
Interviews
Each team who submits a compliant tender will be invited to attend an interview at St Mary
Redcliffe on Tuesday 10 th May 2016. The aim of the interview will be to give each team the
opportunity to present its approach and implementation strategies to the Jury.
Further details will be issued to all participants in due course, however please note that both
the lead consultant and project architect must attend.
Queries and Correspondence
Any queries arising during the tender period should be made through the Delta eSourcing
portal.
Please note that telephone enquiries will not be accepted, and the latest date for submitting
email enquiries is Wednesday 30 th March 2016. Responses to all questions raised will be
issued to all teams.
Return of Entries
Entries cannot be returned.
Language
The official language of the competition is English. All entries should be in English.
Insurance
St Mary Redcliffe and Malcolm Reading Consultants (MRC) will take reasonable steps to
protect and care for entries, but neither organisation will insure the proposals at any time.
Teams are urged to maintain a full record of their entire entry and to be able to make this
available at any time should adverse circumstances require this.
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Deviations
Only submissions that meet the basic criteria of entry will be considered. Information or
supplementary material, unless specifically called for in subsequent communication, will not
be considered by the assessors.
Amendments to the Tender Brief
St Mary Redcliffe may, at any time prior to the submission date, amend the Tender Brief;
Malcolm Reading Consultants shall notify all teams of any such amendments. If Malcolm
Reading Consultants issues any circular letters to teams during the Tender Period to clarify
the interpretation to be placed on part of the documents or to make any changes to them,
such circular letters will form part of the Tender Brief. Accordingly, all teams will have been
deemed to take account of these in preparing their submission.
Honorarium
An honorarium of £4,000 (excluding VAT) will be awarded to each unsuccessful team
who submits a bona fide entry and attends an interview. The winner’s honorarium will be
included as part of their fee. No other payment of any kind will be made in respect of any
costs associated with, or incurred in, the preparation and submission of any tender returns
or as part of the tendering process.
Copyright of Competition Entries and Intellectual Property of Entries
The ownership of Copyright will be in accordance with the Copyright, Designs and Patents
Act 1988. St Mary Redcliffe as promoter, reserves the right to exhibit or publish all entries
without cost. Any use will be properly credited to the team, and the team warrants that
the submission comprises solely its own work or that of any team member submitting a
response.
By submitting a Tender, the teams hereby grant an irrevocable, non-exclusive royalty-free
licence to St Mary Redcliffe and Malcolm Reading Consultants to publish and use the tender
submission or any part thereof (including, without prejudice to the foregoing, any submission
materials) for any purpose except construction. For the avoidance of doubt, the licence shall
survive the teams’ exit from the tendering process.
38

Target Competition Programme
All dates 2016
Launch of Tender Stage
Symposium
Site Visit
Deadline for enquiries
Tender Submission Deadline
Interviews
Winner announced
Thursday 18 th February
Tuesday 23 rd February
Tuesday 1 st March
Wednesday 30 th March
Friday 15 th April
Tuesday 10 th May
Tuesday 24 th May
39

Submission Requirements
We want to engage your creativity, thinking and skill for analysis and explanation. How will
you persuade us that you are the right team for the job?
To channel your thinking and to help make our selection fair and rigorous, we ask you to
make your presentation in a series of five A1 boards and an accompanying narrative booklet.
The design team is required to address the questions below and overleaf in their narrative
booklet.
The boards and narrative booklet will form the principal sources for assessing the entries.
Please answer all of the questions and provide the supplementary details required.
The boards should ‘tell the story’; present the key ideas behind the team’s submission.
Please note, any or all of the submitted materials may be used for publicity purposes.
40

Boards
1 x printed
(original) copy
1 x digital copy
(300dpi at A3)
Description
5 x A1 (594 X 841 mm) size boards presented in landscape format (long dimension on
the X-axis) mounted on stiff card or ‘foamboard’.
Any printed medium, including but not limited to collage, pencil, crayon, paint, photo or
pen and ink is acceptable (up to 5mm total projection from surface of board).
Board 1: Understanding, approach and concept: The summary board
Your understanding of the aims, aspirations and requirements of the church for this
project. Your conceptual response to the context, sense of place, heritage of the site
and its surroundings.
Your approach to how the design would appear and its spatial quality.
Board 2: Masterplan and context
Your approach to place-making, heritage setting, townscape, landscape design and
connectivity. How are the sites linked to create a cohesive whole? How does your
design fit in with the wider aspirations for the area as presented by the Redcliffe
Neighbourhood Forum through their Development Plan?
Your response to the wider context, sense of place and the heritage of the site and its
surroundings.
Board 3: The design and church operations
Your design resolution to church operations and logistics, including visitor circulation,
accessibility, deliveries and security. How have the requirements of the Brief been
space planned within the site area?
Your proposal for how the design would function.
Board 4: Architectural Quality
How does your proposal enhance the church, address heritage issues and create a
valid experience for staff, congregation and visitors alike? A vision or collage that
communicates and encapsulates your concept for the church and church hall site and
demonstrates how it meets the church’s objectives for the project.
Your proposal for the design as experienced from the inside: the spatial quality of the
key internal spaces.
Board 5: Sustainability and environmental performance, construction and
materiality
The mechanics of the design (explain the sustainability credentials of your proposal;
how will the updated and new buildings perform environmentally; method of
construction; choice and performance of the building’s materiality).
Your approach to how the design would function, perform and be built.
41

Narrative
Booklet
5 x printed
copies
1 x digital copy
Description
A narrative booklet in A4 format (A3 foldout sheets will be acceptable for key diagrams
providing they are bound securely into your A4 document) should be submitted.
This should be limited to 50 sides.
The first 25 sides of the booklet should go into greater narrative detail to support or
supplement the information contained on Boards 1 to 5. Its structure should follow
that for the five boards.
The remaining 25 sides should focus on construction methodology and building
performance (aligned with the information contained on Board 5 but set out as
questions 1 to 2 below) and how the team will work with St Mary Redcliffe (questions
3-8 below).
Construction Methodology and building performance:
1) Set out your approach to sustainability. How will the project be an exemplar of
sustainable design for both a heritage building and a new build facility? How
will your design maximise energy performance and minimise running costs?
2) What is the proposed method of construction? Is there a need for a phased
approach and if so how will this be implemented? Why have the materials for
the building been chosen and how will these support building performance?
How the team will work with St Mary Redcliffe:
3) If appointed as the Design Team for the project, who will be the principal and
other key members of your project team (in all disciplines) and what relevant
skills and experience will they bring to the project? Please provide detailed
CVs making clear who will be lead consultant.
4) Provide a description and graphic illustration of the team’s management
and communications structure through the life of the project, noting where
roles and responsibilities may change as the project proceeds. How will the
Design Team’s input to the project be managed and delivered? Describe how
you will ensure that communications within the team, and with the client and
its other consultants, will be effective throughout the project?
5) Describe how you will approach, and guide the church through, the Heritage
Lottery Fund (HLF) funding applications process?
6) Describe your approach to planning and consultation with the planners and
other project stakeholders?
42

7) Cost control is essential to the success of the overall project. Describe how
you will work to ensure that the evolving and completed design is affordable
and within the available budget. What processes and procedures will you
adopt to ensure that project costs are continually monitored and managed?
8) From your understanding of the Brief, please highlight five key issues (risks)
and explain how you plan to manage and mitigate the effect of these risks
through the design and construction process.
Appendices
1 x printed copy
1 x digital copy
(Individual files
should not
exceed 5 MB in
size.)
Presentation
(to be used
for the Jury
presentations)
1 x digital copy
Presentations
should be
compatible
with a Windows
laptop, and not
exceed 10 MB
in size
Description
An appendix to the narrative booklet should be provided, including the following:
• Completed area schedule
• Drawings at the following scales:
- 1:500 master plan, including landscape design
- 1:200 plans, sections and elevations of the concept design proposed
These drawings should include summary annotation of key dimensions and a schedule
of the materials and finishes proposed.
Description
Please prepare a 25-minute presentation (limited to thirty slides) demonstrating your
approach to the project and resultant design concept. Your presentation should focus
on your response and approach to the criteria noted in the narrative booklet.
Press Summary
1 x printed copy
1 x digital copy
Description
Please provide a 150-word summary of your design proposal that can be used for
press. This should be included within your bound report.
43

Cost
Submission
2 x printed copy
in a sealed
envelope
included within
the main
package.
1 x digital copy
Description
Fee Tender
Please complete the provided templates for your team:
• Form of Tender on page 49
• Workstage Breakdown on page 50
• Time Rate Charges on page 51
• Expenses on page 52
Order of Cost Estimate
Please complete the provided order of cost estimate template on page 53 for your
design proposal.
Conflict of
Interest
Declaration
1 x printed copy
Description
Please complete the enclosed Conflict of Interest declaration form on page 56.
1 x digital copy
44

Evaluation Criteria
Tender submissions will be assessed by the Jury, with advice taken from the Peer Review
Panel. Details of these two groups are as outlined below.
Peer Review Panel
At the second stage of the competition, the Jury will be advised by the Peer Review Panel,
comprised of internal and external advisors to St Mary Redcliffe. The Panel will conduct a
technical review of the stage two submissions and produce the Peer Review Panel Report.
Jury
The Jury will assess the stage two submissions. The Jury will receive the Peer Review Panel
Report and use this to enable their assessment of the submissions. The Jury will assess
the finalists’ design concepts, and recommend a winner to the church’s Board. Should a
member of this Jury be ultimately be unable to take part, St Mary Redcliffe retain the right to
make a suitable substitution at any point
The Jury will be formed of representatives of St Mary Redcliffe, external advisors, and
independent members.
Whilst the final composition of the Jury is yet to be determined, confirmed members include
journalist, broadcaster and author Simon Jenkins, and Bristol-based contemporary artist
Luke Jerram. St Mary Redcliffe will be represented by The Reverend Dan Tyndall and the
church architect Marcus Chantrey, amongst others. The Jury will be advised by Malcolm
Reading.
Malcolm Reading Consultants will act as the competition secretariat.
The full Jury will be announced during the first stage of the competition.
Assessment Breakdown
The tender submissions will be scored on the two ‘quality’ aspects of the submission: design
boards and narrative report, as well as the fee and cost proposals.
The interviews will be used to present the teams design concepts and to clarify aspects
of the submission. There is no score assigned to performance at interview, and no new
information should be presented.
45

Tender submissions will be assessed on the Most Economically Advantageous Tender (MEAT)
which accounts for both quality and fee as defined in the criteria below.
Quality (80%):
- Design proposal (including approach to setting, place-making and context; balance
of conservation and modern intervention; design and museum operations; the
architectural quality of the design, both inside and out).
30% weighting
- Construction methodology and building performance (including environmental and
design performance, sustainability, materiality, phasing and construction logistics,
and maintenance and use in occupation)
20% weighting
- How the Team will work with St Mary Redcliffe (including key individuals proposed;
approach to HLF funding applications; approach to planning and consultation; and
project, cost and programme management, including identification of risk and risk
mitigation)
30% weighting
Cost Proposal (20%)
Fee tenders will be determined on the provision of all consultant services necessary to carry
out and complete the commission described in the Tender Brief and as required by the forms
of contract.
The tendered sum must be a lump sum fee for the full Design Team scope of service based
on the projected project costs of £12-15m and a traditional form of procurement. This sum
must be exclusive of VAT, but including normal expenses as highlighted overleaf.
Teams will be deemed to have satisfied themselves that the fee proposal submitted in the
Tender includes an allowance for all matters in respect of health, safety and welfare and
the conditions of employment, and all matters relating to the satisfactory execution of the
contract and for the insurance cover specified in the Tender documents. Additionally all
teams will be deemed to have satisfied themselves that the price submitted within the
Tender includes for all consultant design services to be provided in relation to the Project.
Tenders should be based on the full works necessary to deliver the stated service
requirements by the anticipated completion date of Q2 2024.
46

Quality Breakdown:
Boards Narrative Booklet TOTALS
Design Proposal 15 15
30%
Construction Methodology 10 10
20%
Team - 30
30%
TOTALS 25% 55% 80%
Award Procedure and Recommendation
Winning the competition does not guarantee appointment, but it should be emphasised that
it is St Mary Redcliffe’s intention that it will do so. The final appointment will be dependent
on agreeing normal commercial terms for the provision of design services as set out in this
Tender Brief and under the proposed contracts.
47

Fee Proposal
Based on the higher projected project cost of £15m and full design services throughout all
Royal Institute of British Architects (RIBA) Plan of Work (2013) work stages 1-7, teams should
state in the schedule below the full Design Team fee for the provision of all multi-disciplinary
Design Team services, excluding VAT but including normal expenses. The procurement route
for the project will be discussed with the selected team, but please complete the fee table
assuming a traditional form of contract.
Fees should be in pounds sterling.
Please include all Design Team services considered necessary to carry out and complete the
works.
48

Form of Tender
Tender for:
To:
St Mary Redcliffe Design Competition
Design Team Services
Malcolm Reading Consultants,
Fourth Floor,
10 Ely Place,
London,
EC1N 6RY
I/ We, having read the Tender Brief issued to me/us hereby offer on behalf of the full
Design Team to carry out the Design Team services in accordance with the Tender Brief and
proposed forms of contract for the sum of
(£ )
I/ We undertake, in the event of your acceptance to execute with you a contract in the form
specified in the Tender Brief.
I/ We declare that I/ we have not discussed with or disclosed to anyone outside my/ our
firm the amount of this Tender and I/ we have not received information directly or indirectly
concerning the amount of any other tender being submitted for this contract any other
tenderer.
I/ We appreciate that any failure to comply with the conditions of the foregoing paragraph will
invalidate my/ our offer.
This tender remains open for consideration for 90 days from the date for return of tenders (or
any notified amendment to this date).
I/ we understand that you are not bound to accept the lowest or any tender you may receive.
Dated this Day of 2016
Name
Address
Signature
Witness
49

Work Stage Breakdown
RIBA Stages 1-7
Architect
HLF 1 2 3 4 5 6 7 Total
(All
work
stages)
Structural
Engineer
Discipline
Services
Engineer
Cost
Consultant
Other
Total
50

Time Rate Charges
Please note in the Schedule below the Time Rate Charges (expressed as £ sterling/day) that
will be applied for any agreed additional services under this commission. Time Rate Charges
submitted should be applicable from commencement to the completion of Design Team
activities.
All disciplines included in the breakdown of Fee Tender form, on page 49, must be included.
Grades
Director/
Partner
Associate
Certified
Professional
Graduate
Professional
Technician
Other
Discipline
Please make any amendments to the assumed Grades set down in the schedule above
within your submission.
51

Expenses
Please note below the proposed basis for calculating any expenses not covered in the basic
fee proposal. Fee tenders must include all normal expenses and disbursements; including
travel to and from the site and all reasonable printing costs (based on three copies of all
reports, documents and drawings to St Mary Redcliffe, copies to all Design Team members
and copies to the contractor in accordance with the contract conditions).
The tendered fee and time charge rates shall be deemed to include the cost of providing
staff engaged in administrative, secretarial, accountancy or other supporting duties in the
team’s organisation.
The cost of postage, document delivery, telephone and fax communications and any similar
incidental expenses incurred in connection with the appointment will not be reimbursed by
St Mary Redcliffe.
Other Expenses Calculation Allowance (£)
Total proposed expenses allowance
52

Order of Cost Estimate
The table below gives cost headings. Provide a breakdown of the estimated costs of the
scheme. Under each heading, fill in the elements which make up the category, the quantity and
rate in pounds sterling. Please also provide the Gross Internal Floor Area for the scheme. Add
additional rows as necessary.
Project Budget: £12m-15m
Total Gross Internal Floor Area (GIA):
Demolition & site clearance 0 0.0%
Elements: Quantity (m 2 ) Rate (£) Total (£)
0
0
0
Excavation 0 0.0%
Elements: Quantity (m 2 ) Rate (£) Total (£)
0
0
0
Substructure 0 0.0%
Elements: Quantity (m 2 ) Rate (£) Total (£)
0
0
0
53

Superstructure 0 0.0%
Elements: Quantity (m 2 ) Rate (£) Total (£)
0
0
0
Envelope 0 0.0%
Elements: Quantity (m 2 ) Rate (£) Total (£)
0
0
0
Interiors 0 0.0%
Elements: Quantity (m 2 ) Rate (£) Total (£)
0
0
0
Fixtures, fittings & equipment 0 0.0%
Elements: Quantity (m 2 ) Rate (£) Total (£)
0
0
0
Services 0 0.0%
Elements: Quantity (m 2 ) Rate (£) Total (£)
0
0
0
54

External works 0 0.0%
Elements: Quantity (m 2 ) Rate (£) Total (£)
0
0
0
Landscaping 0 0.0%
Elements: Quantity (m 2 ) Rate (£) Total (£)
0
0
0
Preliminaries/general items 0 0.0%
Total (£)
0
0
0
Risk allowances 0 0.0%
Total (£)
0
0
0
Contingency 0 0.0%
Total (£)
0
0
0
55

Conflict of Interest Declaration
I/We warrant that:
1. There would be no conflict or perceived conflict of interest in relation to the personnel
or type of work involved in this contract.
2. There could be a possible conflict or perceived conflict of interest in relation to
and their involvement in this contract.
Please explain what the possible conflict or perceived conflict of interest may be, who it
relates to and how it could have an adverse effect on this contract.
Signed
Name
For and on behalf of
Date
56

Appendices
The following appendices will be made available in digital format to competitors who are
shortlisted to Stage Two. Relevant information has been summarised in the competition
documents.
A. Drawings - PDF and CAD Plans
B. Detailed Assessment of Accommodation Needs
C. Access Study Section One
D. Access Study Section Two
E. Archaeological Report
F. Conservation Plan – Part One
G. Conservation Plan – Part Two
H. Energy Audit
I. Ground Penetrating Radar Survey
J. Heritage Report
K. Leech Mansion House Report
L. Lighting Survey
M. North Wall Archaeological Report
N. North Side Development Statement of Need
O. Redcliffe Draft Neighbourhood Plan
P. South Churchyard Survey
Q. Strategic Visitor Review
R. Topographical Survey
S. Vision Statement
T West End Study
U. Pipe Walk History
V. Collateral Warranty
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https://competitions.malcolmreading.co.uk/stmaryredcliffe
stmaryredcliffe.co.uk
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