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St Mary Redcliffe Project 450 RIBA 1 Stage End Report

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ST MARY REDCLIFFE

FEASIBILITY STUDY

PROJECT 450 FEASIBILITY STUDY & RIBA 1 STAGE-END REPORT

JULY 2019


Dan Talkes

RIBA AABC

Old Police Station,

6 St Peters Court,

Bedminster Parade,

Bristol,

BS3 4AQ

dan.talkes@purcelluk.com

+44 (0)117 910 1060

www.purcelluk.com

All rights in this work are reserved. No part of this work may be

reproduced, stored or transmitted in any form or by any means

(including without limitation by photocopying or placing on a website)

without the prior permission in writing of Purcell except in accordance

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be addressed to Purcell at info@purcelluk.com.

Undertaking any unauthorised act in relation to this work may

result in a civil claim for damages and/or criminal prosecution.

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defined by the Copyright, Designs and Patents Act 1988. Any

person wishing to assert rights in relation to works which have

been reproduced as works of unknown authorship should

contact Purcell at info@purcelluk.com.

Purcell asserts its moral rights to be identified as the author of

this work under the Copyright, Designs and Patents Act 1988.

Purcell® is the trading name of Purcell Miller Tritton LLP.

© Purcell 2018


CONTENTS

1.0 PROJECT TEAM

2.0 INTRODUCTION

3.0 PROJECT TIMELINE

4.0 CONSULTATION - UNDERSTANDING THE NEED

5.0 CONSULTATION - UNDERSTANDING THE COLLECTION

6.0 CONSULTATION - UNDERSTANDING THE NARRATIVES

7.0 CONSULTATION - ENGAGING THE CONGREGATION & COMMUNITY

8.0 CONSULTATION - PRECEDENT VISITS

9.0 INITIAL OPTIONS DEVELOPMENT

10.0 PREFERRED OPTION

11.0 SHARING IDEAS - PUBLIC & STAKEHOLDER CONSULTATION

12.0 ASSESSING FINANCIAL VIABILITY

13.0 SCHEME UPDATES

14.0 PRICED SCHEDULE OF ACCOMMODATION

15.0 NEXT STEPS

16.0 OUTLINE PROGRAMME


1.0 PROJECT TEAM

1.

Client

4.

Mechanical & Electrical Performance

7.

Heritage Asset Review

St Mary Redcliffe Church

Redcliffe

Bristol

BS1 6RA

Rev Dan Tyndall

0117 231 0060

dan.tyndall@stmaryredcliffe.co.uk

Qoda Consulting

1 Ram Court

Wicklesham Lodge

Faringdon

SN7 7PN

Oliver Fuller – Principal Sustainability Engineer

01367 245 960

oliver.fuller@qodaconsulting.com

8.

Rita McLean & Jane Arthur

Museums & Heritage Consultants

Outline Interpretation Strategy

Imagemakers

Exhibition Design, Heritage Planning & Installation

2.

Architect

5.

Cost Consultancy

9.

Community Consultation

Purcell

The Old Police Station

Bedminster Parade

Bristol

BS3 4AQ

Gleeds

1400 Bristol Parkway North

Newbrick Road

Bristol

BS34 8YU

10.

Vivid Regeneration

Positive change for people & place

Heritage Business Plan

Dan Talkes – Associate

0117 910 1060

dan.talkes@purcelluk.com

Mike Jones – Associate Director

0117 317 3200

mike.jones@gleeds.co.uk

Glevum

Heritage Business Consulting

11.

Fundraising Review

3.

Structures

Integral Engineering

First Floor

Riverside South

Walcot Yard

Walcot Street

Bath

BA1 5BG

Margaret Cooke – Director

01225 859 657

mc@integral-engineering.co.uk

6.

Landscape Design

LUC

12th Floor, Colston Tower

Colston Street

Bristol

BS1 4XE

Edward Tarratt – Associate

0117 929 1997

edward.tarrett@landuse.co.uk

Eric Grounds

Charity Consultant & Campaign Director


2.0 INTRODUCTION

The briefing documents for St Mary Redcliffe’s International Design Competition, held in 2015-

2016, were very clear: the church was looking to find The Team, not The Scheme

Nevertheless, the competition required a comprehensive architectural proposal and, as our initial

ideas evolved, we felt increasingly uncomfortable with both the scale of the proposals and their

potential impact on the church

Our approach to the selection interview was therefore deliberately-open, sharing these concerns

alongside a series of conceptual ideas and a methodology that, by working with St Mary Redcliffe,

would enable us to evaluate the church’s multiple needs, better understand the aspirations of its

congregation and community, and evolve from this knowledge a refined architectural brief

This study, representing over three years of intense interrogation, summarises our approach, the

analysis and the consultation undertaken. It culminates in a new set of architectural proposals that

provide a framework for what is now known as Project 450, the future development of St Mary

Redcliffe


3.0 PROJECT TIMELINE

Emerging from the competition process with a series of fundamental questions – Why? What?

Too Big? – we have spent a period of just over three years unpicking the project brief, engaging

with the staff, congregation, and community of St Mary Redcliffe to understand the multiple

reasons for visiting the church, the building’s great significance, operational constraints, and

consequential needs

Summarised within Rev Dan Tyndall’s published Vision Statement, this knowledge has ultimately

translated into a revised spatial and aspirational brief, forming the basis for the development of

this Feasibility Study

VISION

PURPOSE

Singing the Song of Faith and Justice

To be a:

Thriving Christian community

Welcoming Heritage Destination

Church that makes a difference in the Parish

Sustainable and progressive organisation

WHO FOR?

Those who are here, will be here, and visit here


Jun 2016

WHY? WHAT? TOO BIG?

Jul 2016 Consultation - Understanding the Need

May 2017 Heritage Asset Review - Understanding the Collections

Community Consultation - Understanding the Local Need

May 2017 Interpretation Strategy - Understanding the Church’s Stories

Jan 2018 Precedent Visits

Mar 2018 Statement of Need, Vision, and Purpose

Apr 2018 Consultation - Revisiting the Brief

Jun 2018 Options Appraisal - New Ideas

Sep 2018 Sharing Ideas - Project Board, Open Doors, Consultees

Nov 2018 Funding Review

Dec 2018 Sharing Ideas - RRAG

Feb 2019 Sharing Ideas - Canynges Society, Church Lands Charity

Apr 2019 Cathedral Projects Review Panel

May 2019 Heritage Business Plan

Jul 2019 Project 450 Board Review

Aug 2019 Instruction to Proceed to RIBA Stage 2


4.0 CONSULTATION - UNDERSTANDING THE NEED

During the architectural design competition, each of the shortlisted schemes was displayed

within St Mary Redcliffe’s North Transept. The feedback received was honest, resistant to the

proposed change, and, no-doubt, illustrative of the great value attached to St Mary Redcliffe by its

community and congregation alike

Crucially, it demonstrated that the community and congregation of St Mary Redcliffe:

• Has strong-held views on the church’s progression

• Wished to be engaged in the design process, and

• Was unconvinced of the need for change

To address the latter point, we began by challenging both the competition brief and statement

of need, via a series of informal conversations and workshops with separate church departments

and individuals, including The Vestry, Music, Education, The Vicar, Assistant Vicar, Parish

Administrator, etc

The interviews focussed on key operational questions, such as:

• What works?

• What doesn’t?

• What are the constraints?

But also included more open, leading questions, such as, if we dared to dream:

• What needs could St Mary Redcliffe address?

• What could the church become? and:

• What would this look like to you?

From the responses, we gained a more detailed understanding of church operations, the multiple

user groups, and their diverse needs. This information was recorded in transcripts and, ultimately,

consolidated into a revised spatial and aspirational brief


5.0 CONSULTATION - UNDERSTANDING THE COLLECTION

To gain a greater understanding of St Mary Redcliffe’s collection of artefacts, their significance

and condition, a Heritage Asset Review was undertaken by Rita McClean, Museums & Heritage

Consultant

The review engaged with the Archivists of both St Mary Redcliffe and Bristol City Council to:

1. Assess and catalogue the relevant physical objects and archives held in each collection

2. Establish their capacity to illustrate key themes, including the:

• Architectural development of the church

• Donors/benefactors who funded or commissioned works

• Artists and craftspeople involved in their creation

• Items originally created for other locations, such as the font from St John’s Bedminster

• Notable people associated with St Mary Redcliffe, including Canynges, Cabot, Chatterton, etc

• Function of the church as a place of worship

• Role of the church in the parish: its charitable activities, the provision of schooling, etc

• Church as a landowner

Additionally, in recognition of the piece’s potential significance to Project 450, the Heritage Asset

Review includes a specific assessment of William Hogarth’s Triptych

Entitled ‘Sealing the Tomb’, this great, three-part altarpiece was commissioned by St Mary

Redcliffe in 1755. Allegedly too large for its setting, the piece was displayed with its side panels

angled to the central scene until, in C19, the church’s Victorian custodians deemed it an unsuitable

work for an ecclesiastical setting and listed it for sale; Hogarth was a Deist and subversive, is -and

was- better known for his satire, and produced no other works for the Church of England, so the

rationale behind his selection by St Mary Redcliffe remains something of a mystery

Eventually, with no buyers forthcoming, the painting passed into the City’s collection, ultimately

being housed in St Nicholas’ Church which, following WW2 bombing, was converted to provide

a Museum of Ecclesiastical Artefacts. The church has now returned to the Diocese of Bristol and,

with the painting currently boarded-over, concealed from public view and, arguably, at-risk of

damage and decline, the Heritage Asset Review examines:

• The artistic and ecclesiastical significance of the triptych

• Narratives surrounding the painting’s mid-C18 commission by the vestry of St Mary Redcliffe

• The relationship between the work and Bristol’s wealth, status, and ambition at this time

• Hogarth, as an artist, and the potential reasons for this atypical commission

• Hogarth, as social commentator, and his association with charitable works

• The religious symbolism depicted in the work

• The painting’s removal from St Mary Redcliffe, and subsequent ‘wanderings around the city’

• The painting’s potential return to St Mary Redcliffe

• The potential heritage engagement associated with its conservation and reinstatement


6.0 CONSULTATION - UNDERSTANDING THE NARRATIVES

Developing upon the potential narratives highlighted within the Heritage Asset Review, an Outline

Interpretation Plan was commissioned from ImageMakers

The Interpretation Plan explores:

1. Audiences

• Those who are, or might, engage with St Mary Redcliffe, its heritage, ecclesiastical significance,

and role within the parish

• Potential physical, social, or intellectual barriers to access

• The potential strategies to achieve equitable access for all

2. Interpretation Aims & Objectives

• The emotional, learning, and behavioural objectives associated with St Mary Redcliffe’s

• Mission, as a place of worship

• Engagement with its congregation and community

• Architectural significance

3. Visitor Experience

• Themes & Topics, potentially including St Mary Redcliffe, as a place of:

• Creativity, story-telling, and reflection for all

• Continuity in a changing city

• Physical and spiritual departure and arrival

• Inspiration, through poetry, music, and art

4. Initial Design Concepts, as a framework for future interpretive design development


7.0 CONSULTATION – ENGAGING THE CONGREGATION & COMMUNITY

As a key objective of Project 450, and central concept emerging from the competition scheme,

the project aims to create ‘a stitch’ between the socio-economically disparate communities of

North and South Redcliffe, uniting the two communities and reinstating St Mary Redcliffe as the

physical, social and spiritual heart of its congregation and community

To explore the mechanisms by which this might be achieved, a Community Consultation Strategy

was commissioned from Vivid Regeneration

The strategy notes the need to:

• Enhance community connectivity across class and cultural divides

• Explore resilience, through opportunities to increase confidence, learning, and employability

• Provide more spontaneous encounter spaces

• Encourage interaction, through explicitly-accessible, informal spaces

• Create opportunities for volunteering, skills development, and work placements

• Utilise existing expertise, e.g. the Vestments Group, to enable life-learning

• Provide family and children’s activities, and engage with existing providers, including Faithspace,

the Redcliffe Children’s Centre, and St Mary Redcliffe Primary School

• Ensure that any café is community-focussed, welcoming, and affordable

PUBLIC QUESTIONNAIRE

Undertaken alongside Vivid’s work, a questionnaire was produced. Issued to members of the

church staff, congregation, and community, and with copies left in the church for anyone to

complete, the document is consciously accessible and interactive to promote engagement.

Ultimately, over 40 completed questionnaires were returned, providing great insight into:

• Facilities mix and needs

• Community priorities

• The preferred location, experience, and message of key spaces

However, most crucially, this document provided a mechanism to facilitate dialogue, capture

previously unheard voices and, ultimately, increase the community’s engagement and ownership of

Project 450


Project Priorities

Space Relationship

Identifying Locations

List List in in order order of of priority the the following key key functions for for the the Church to to deliver their their mission : :

Cafe Cafe Exhibition

WCs WCs Choir Vestry

Education

Draw together key key links links between the the different spaces within the the brief brief : :

Primary Connection

Secondary Connection

No No Critical Connection

Spaces Spaces must must be in be close in close proximity

Spaces Spaces must must be in be connected in either either visually visually or within or within the the same same building building

Spaces Spaces exist exist within within the the same same complex but but no defined no defined route route is required is between them them

Using Using numbers to define to define the the key key spaces, spaces, locate locate them them within within the the Church, Church, the the North North South or South Churchyard or or

upon upon the the Prewett Prewett Street Street site site

1 1 Cafe Cafe

4 4 Welcome 7 7 Conference

2 2 Exhibition 5 5Choir Choir Vestry Vestry 8 8 Retail Retail

3 3 WCs WCs 6 6 The The Vestry Vestry 9 9 Education

Comment and and Thoughts : :

Use Use the the space space below below to explain to explain your your reasoning for for locating locating the the spaces spaces : :

Example:

relationship to the to the street street

connection to the to the South South Redcliffe Redcliffe communities

green green space space in the in the South South churchyard

Retail Retail

Welcome

Conference

The The Vestry

PREWETT STREET STREET

HIGH

HIGH

Cafe Cafe

Conference

Education

CHURCH

OFFICES OFFICES

Colston Colston Parade Parade

SOUTH SOUTH CHURCHYARD

Choir Vestry

Pump Lane

Pump Lane

WCs WCs

The The Church

CHURCH

CHOIR CHOIR

VESTRY VESTRY

Redcliffe Hill

Redcliffe Hill

Retail Retail

NORTH NORTH CHURCHYARD

LOW

LOW

Exhibition

Welcome

The The Vestry

Redcliffe Redcliffe Way Way


8.0 CONSULTATION - PRECEDENT VISITS

To develop on this increased understanding of the aims, aspirations and opportunities of P450, we

visited a series of precedents, with both church staff and members of the congregation

The selected projects each address similar needs in similar contexts and, by exploring the sites

together and engaging with those responsible for commissioning and operating each site, we

were able to gain not just an understanding of the lessons-learned by others, but also a shared

vocabulary that enabled the project team to engage more effectively in the communication of

ideas and design intent

The precedents visited include:

PROJECT SCOPE / RELEVANCE COMPLETED ARCHITECT

Durham Cathedral Open Treasure

The transformation of a series of underutilised buildings within the Cathedral Precinct to provide new:

• Visitor Reception Facilities, including a Café and Shop

• Exhibition Spaces telling the story of Christianity

2017 Purcell

Newcastle Cathedral

A capital project to improve the Cathedral’s Welcome, including the:

• Removal of the existing pews

• Conversion of the Crypt to provide new Visitor Facilities

• Landscaping of the South and East Churchyards

On-going

Purcell

Hexham Abbey

A capital project to increase access to the Abbey, including the provision of a new:

• Visitor Welcome

• Café

• Exhibition Space

• Suite of Community Meeting Rooms

2015 Purcell

Bishop Auckland Castle

A capital project to repair the former home of the Prince Bishops of Durham and create a heritage destination, including a new:

• Miner’s Art Gallery

• Exhibition Space to house ‘Jacob and his Twelve Sons’, 13 paintings by Francisco de Zurbarán that are recognised to be

amongst the most significant religious treasures in Europe

On-going

Purcell

Hereford Cathedral Chained Library

Wells Cathedral

A capital project to provide a new Library and Exhibition Space. Housing and interpreting the Mappa Mundi, the new building

extends and reuses the existing cloister

A capital project to enhance the Cathedral’s Mission by providing a new:

• Choir School

• Visitor Welcome and Café

• Interpretation Spaces

• Workshop for the Cathedral Maintenance Team

1997 William Whifield

1999 Purcell


PROJECT SCOPE / RELEVANCE COMPLETED ARCHITECT

Gloucester Cathedral

A 10-year, 3-phase capital project to:

• Provide a fitting setting for the Cathedral

• Create a new public Welcome

• Conserve the previously at-risk Lady Chapel

• Install a solar array to minimise the Cathedral’s energy costs

On-going

St Ann’s Gate

Foundling Museum

William Hogarth was a major benefactor of The Foundling Hospital and, under his patronage, it became the UK’s first public gallery,

housing a number of works by Hogarth, himself

N/A

N/A

Soane Museum

Sir John Soane’s once-private house-museum includes Hogarth’s 8-piece work ‘The Rake’s Progress’

• Additionally, the museum has recently completed a capital project to:

• Provide access to previously-unseen parts of the building

• Create a new café, gallery, and flexible exhibition space

2012 Caruso St John


void over venue

9.0 INITIAL OPTIONS DEVELOPMENT

store 17m 2

kitch 7m 2

wc

30m 2 store 9m 2

education

50m 2

music store

25m 2

kitch 7m 2

wc

30m 2 store 9m 2

vestry 60m 2

robing

education 90m 2

choir vestry 150m

void over Hogarth

OPTION ONE

Re-opening the West End

Option One explores the opportunity of

creating a new porch on the West End to allow

accessible circulation from the street into the

Church

A café on the corner of Redcliffe Way and

Redcliffe Hill draws on the memory of the

historic Pub and creates a meeting point on the

corner of the Church site from which people

can access the Church

In the South Churchyard a new extension to

the Church provides support facilities for the

Choir and Education whilst providing an Events

Space overlooking the churchyard

Phase 1

Remodelling of the North Porch stairs

New café retail and welcome on Redcliffe Way

Accessible route into Nave adjacent to North Porch

Choir Vestry to be retained in existing location and benefit from

new link into Nave

Pros:

Presence on Redcliffe Hill will increase attraction to

passing trade

Designated Choir Vestry facilities

Double height Events Space within the South Churchyard

Two separate education spaces

vertical circulation

connecting street level

with the Nave, event

space and Choir Vestry

Presence of verger within the Church

Cons:

Considerable impact on the West elevation

Phase 2

Education and Events Space located in South Churchyard. Choir

Vestry relocated into South Churchyard. Exhibition established

within existing Choir Vestry

Long and convoluted circulation route in comparison to

other options

Significant development within the South Churchyard

secondary connection to

Chancel through existing

Vestry above

venue 200m 2 wc 50m 2

welcome

12m 2

verger

16m 2

Drawing these multiple strands of analysis together, in July 2018, a little over two years after the

architectural competition, a physical options appraisal was conducted

Utilising conciously-simple techniques, including organisational diagrams and basic threedimensional

models, this process enabled the rapid and effective exploration of a series of

alternative functional, organisational, and volumetric arrangements

Whilst the resulting sketches are therefore clearly outline in nature, derived from a more

detailed, shared understanding of the needs and opportunities of P450, they nevertheless confirm

the following key benefits in comparison to the competition scheme:

• A significantly reduced spatial brief

• The potential to achieve the accommodation requirements in buildings of a single-storey only

• A substantially reduced impact on the setting of the church

• The potential for phased development, aligned with the priorities defined by the church

community

Based on these merits, each of the options was reviewed by the P450 Project Board, with the

resulting feedback eventually coalescing in the development of a preferred option

exhibition 120m 2

Risks:

Excavations in the North and South Churchyard - initial

site assessments required

Temporary accommodation required to decant the

undercroft users

Removal of existing fabric against the Church - initial site

assessments required

A new Narthex adjoining the Church fabric on a

prominent elevation will be contentious with planning

and Historic England. Initial consultations with key

stakeholders required

Resolution of land ownership around ‘Peter’s Triangle’

Phase 3

Hogarth located in purpose built Exhibition space on North side

with internal link completing the Exhibition route

internal route to provide

level access to Exhibition

from the Church

café providing a presence

on the street and

attracting visitors from all

directions

Option 1

Level 0 - Redcliffe Way

exhibition 160m 2

hogarth 180m 2 retail 40m 2

cafe 120m 2


void over events venue

event 160m 2

choir vestry 230m 2

music store

store 16m 2

store 15m 2

Phase 1

Remodelling of the North Porch stairs to enable accessible

route into Nave and new WC facilities. A temporary pavilion on

the North side will accommodate a café, retail area and small

Exhibition which will enable demand to be tested and generate

initial income. Choir Vestry to remain as existing

Phase 2

Choir Vestry and Events Space located in South Churchyard.

Exhibition established within existing Choir Vestry. A permanent

café and retail area with designated welcome space creates a

new entrance to the Church on the North side

Option allows for

external circulation

route around Church

to be retained

vertical circulation

connecting street level

with the Nave, event

space and Choir vestry

access to Strong Room

made part of the

Exhibition route

kitchenette 16m 2

External Circulation

Route Option

events venue 140m 2 vestry 30m 2

choir vestry 130m 2

WCs 36m 2

robing

OPTION THREE

A New ‘Undercroft’

Creates a single storey element on the North side of

the Church to generate a new welcome point and

accommodate vertical circulation into the Church whilst

creating an elevated podium at the entrance to the

Church

Pros:

Creates a sheltered extension to the public realm of

Redcliffe

Minimal impact on the North and South side of the

Church

exhibition 120m 2

Designated route to accessible Church entrance with

generous welcome and gathering area separate to

commercial space

education 70m Increased Choir Vestry provision allowing the opportunity

2

for increased exemplar facilities

Generous vertical circulation in the South Churchyard

cafe & retail 140m building allows views of the existing Church

2

Cons:

Single storey Events Space with flat soffit

music store

14m 2

Vestry accommodation reduced to be located within

the Church with no direct access to WC or Kitchenette

facilities

New opening required in the Church fabric, neighbouring

the North Porch, to enable access for all

Phase 1

Remodelling of the North Porch stairs

New café retail and welcome on Redcliffe Way

Accessible route into Nave adjacent to North Porch

Choir Vestry to be retained in existing location and benefit from

new link into Nave

Phase 2

Education and Events Space located in South Churchyard

Choir Vestry relocated into South Churchyard

Exhibition established within existing Choir Vestry

vertical circulation

connecting street level

with the Nave, event

space and Choir vestry

access to Strong Room

made part of the

Exhibition route

wc kitch.

8m 2 exhibition 120m 2

void over Hogarth

wc 13m 2

8m 2 wc 90m 2

education 80m 2

vestry 30m 2

robing

internal link to Choir

Vestry, event space,

facilities and South

churchyard

protected courtyard

as an extension to the

public realm allowing use

for external café seating

exhibition 55m 2

exhibition 120m 2 exhibition 120m 2

Temporary accommodation required to decant the

undercroft users

education 70m 2 education 70m

Removal of existing fabric against the Church - initial site

2

external seating

WCs 70m 2

assessments required

cafe 100m 2 retail 40m 2

cafe & retail 140m 2

welcome

Risks:

Excavations in the North and South Churchyard - initial

site assessments required

Measured surveys and elevations required to ensure

accurate design development

cafe 120m 2

exhibition 40m 2

Phase 3

A protected courtyard created on the North side and education

space with covered link to South Churchyard

Phase 3

Internal link from South Churchyard building to the Hogarth on

the North side of the Church

hogarth 180m 2

external seating

retail 45m 2

welcome

Level 0 - Redcliffe Way

Level 0 - Redcliffe Way

Option 2 Option 3


10.0 PREFERRED OPTION - UNDERCROFT LEVEL PLAN

Evolved over a period of months, and consolidating both the brief analysis and initial inputs from

each of the consultant disciplines, the preferred option has been developed to a RIBA 1+ sketch

scheme

Developed from the strategic benefits of the initial options, the preferred option creates three

interlinked single-storey buildings - a northside visitor building, and an education building and

events space within the south churchyard - and, in doing so reflects the competition scheme’s

conceptual objective of providing a stitch between north and south Redcliffe

The buildings can be summarised as follows:

The Northside Visitor Building:

• Exploits the existing 5m level change between Redcliffe Way and the nave to locate the

required accommodation exclusively at undercroft level, below the cills to the existing tracery

windows

• Forms a new base to the church that, expressed in red sandstone ashlar, forms a conceptual

extrusion of the ‘red-cliff’, elucidating the church’s history and reconnecting it with its

harbour

• Otherwise adopts the church’s secondary materiality, utilsing a grey Pennant stone to match

the existing retaining structures at undercroft level

• Presents a permeable enclosure, including an open colonnade that derives from the rhythm of

the north transept’s buttresses to provide a protective threshold to the enclosed courtyard

beyond

• Encapsulates Oatley’s 1940s undercroft to both enable its retention and overcome historic

issues of rainwater ingress

• Provides a series of alternative approaches, including reconfigured steps to the north porch and

new entrances to the undercroft from both the north and west achieving - for the first time -

access for all

11

7

• Translates the 1940s undercroft into a new welcome space, incorporating temporary exhibition

and retail spaces, alongside discreetly-located WCs

• Additionally provides a new cafe, carefully-screened from the welcome space by the existing

pointed arches of the undercroft, and partially enclosed by a new retaining wall that also

defines a raised terrace within the courtyard beyond

• Locates a lift and stair discreetly between the north porch and north transept that, via a half

rise, first gives access to the C14 crypt, before rising to connect with a new, fully-reversible

opening in the north aisle that, located below the cill of the central tracery window, provides

nave-level access for all

8

10

9

4

3

1 2

6

5


PREFERRED OPTION - NORTH ELEVATION

• Assumes the relocation of the existing choir vestry to a new dedicated facility, with improved

practice, welfare and robing facilities, and dedicated, secure access from Pump Lane

• There-by enables the C14 crypt’s re-use as an exhibition space, to both enable public access to

its historically significant interior, and consciously reference its apparent historic function of

church treasury

• Provides a dedicated, environmentally-controlled, Hogarth gallery that, accessed via Canynges

kitchen, is deliberately composed as a quadrangular enclosure to enable its later construction

and therefore remove from the critical path the decision on whether or not to return the

Triptych to St Mary Redcliffe

• Creates alongisde the new choir vestry, a clergy vestry and vestry back-office that link to nave

level via the existing stair in Canynges Kitchen

1 Welcome

2 Temporary Exhibition

3 Cafe

4 Cafe Courtyard

5 Shop

6 WCs

7 Exhibition Space

8 Choir Vestry

9 Robing

10 Potential Hogarth Gallery

11 Vestry & Clergy Vestry

12 Education Space

13 Processional Way

14 Events Space


PREFERRED OPTION - NAVE LEVEL PLAN

The South Churchyard Education & Learning Space:

• Locates between the south transept and chancel, in an area known to have been substantially

re-graded by Oatley in the 1930s

• Appears, from the churchyard itself, to be a planted ashlar wall, developing from the precedent

of a C18 walled garden that once located against the south elevation

• Utilises the existing priest’s door to link to the chancel, this route covered by a simple

frameless glass canopy

• Is otherwise placed alongside, but not connected to, the existing elevation, the resulting

interstitial space forming a gravel margin between new and old to minimise impact to the

historic fabric

• Utilises frameless glass for this hidden ‘internal’ elevation, providing spectacular visual

connectivity with the existing fabric

• Thereby provides an extraordinarily rich learning environment that, experientially connected to

the church, enables St Mary Redcliffe to both accommodate its growing Sunday School, and

develop its educational mission

14

12

In contrast to its more rooted neighbour, the South Churchyard Events Space:

• Locates at the churchyard’s uppermost level and, placed on micro-piles to minimise impact to

the existing mature trees, floats above the falling ground-plane

• Is a deliberately ephemeral, substantially-glazed timber-framed structure that sits within the

trees, diffusing the boundary between inside and out

• Thereby provides a unique setting for wedding receptions and events that capitalises on the

landscape quality of the south churchyard and benefits from extraordinary views to the

church’s celebrated south elevation

13


PREFERRED OPTION - SOUTH ELEVATION

1 Welcome

2 Temporary Exhibition

3 Cafe

4 Cafe Courtyard

5 Shop

6 WCs

7 Exhibition Space

8 Choir Vestry

9 Robing

10 Potential Hogarth Gallery

11 Vestry & Clergy Vestry

12 Education Space

13 Processional Way

14 Events Space


PREFERRED OPTION

A Materials Palette, indicating the

combination of red sandstone, Pennant,

and the lightweight filigree that both

references the urban fragmentation

of Redcliffe and also translates the

proposed upper volumes into luminous

beacons

North Aerial View


PREFERRED OPTION

South Aerial View


11.0 SHARING IDEAS - PUBLIC & STAKEHOLDER CONSULTATION

To ensure continued and effective engagement with the congregation and community of St

Mary Redcliffe, and particularly with an awareness of the strength of feeling expressed during

the competition process, these new ideas were shared openly with both the public and key

stakeholders, through a series of events, including:

1. An invited consultation event in St John’s Chapel, attended by representatives from:

Bristol City Council

Bristol Civic Society

Bristol Diocesan Advisory Committee

Canynges Society

Church Buildings Council

Church Lands Charity

Historic England

Redcliffe Neighbourhood Forum

Vestry

2. A public presentation in the south aisle, during Bristol Open Doors Day 2018

During which over 150 people visited the presentation stand, viewed the physical model,

and had the opportunity to register comments

3. Presentations to the Redcliffe Residents’ Action Group and Neighbourhood Forum in Proctor

House & Faithspace

4. A presentation to the Cathedral Projects Support Group, initiated at the recommendation of

the Church Buildings Council

In all instances, the feedback received was positive and constructive, with the following points of

general consensus:

• The current proposals breach no red-lines

‘I like very much the

relationship with Redcliffe Way

- it aids the streetscape and

adds to the city enormously - a

wonderful scheme’

• They are more modest and proportionate to the significance of St Mary Redcliffe, and have a

substantially reduced impact on the existing building, but:

• Detail is critical and the resolution of the interface with the historic fabric, particularly, will be

crucial to the acceptability of any scheme

An example of feedback received during Open Doors Day 2018


12.0 ASSESSING FINANCIAL VIABILITY

In a very eloquent summary, Rev Dan Tyndall defined Project 450’s purpose thus:

‘To serve our parish better, we must serve our visitors better’

Certainly, some of the facilities proposed within Project 450 are directly beneficial to the

church’s activities, but the project also views the potential of St Mary Redcliffe more holistically,

recognising that, whilst the church will always remain primarily a place of worship, appropriate

heritage tourism and events have the capacity to increase income per head and generate the

surplus necessary to ensure the:

• Continued maintenance of the existing fabric

• Operational sustainability of the organisation

• Development of the church’s mission and outreach

Consequently, the question of financial viability has considered three interwoven strands:

1. FUNDRAISING FEASIBILITY, STRATEGY & PLAN

Undertaken by Eric Grounds, Charity Consultant & Campaign Directory, the study reviews:

• The case for support

• The financial justification

• The constituency of support

• Appeal leadership

• The management procedures of a major appeal

Having assessed the preferred option, the study concludes that, with appropriate governance and

resources, Project 450 could look to a campaign target of £10m

2. HERITAGE BUSINESS PLAN

Undertaken by Glevum Heritage Consulting, the business plan reviews:

• Existing operational constraints

• The facilities mix and assoicated revenue potential

• The capacity for surplus generation

• Potential phasing to balance input costs against revenue generation

• Mechanisms to increase and ensure future operational sustainability

St Mary Redcliffe’s existing tourism market penetration is very low against comparators

• An improved heritage offer, including tower tours, exhibitions, and an enhanced catering and

retail offer could achieve an increase of circa 95,000 visitors / annum

• Coupled with an increased spend per head, this would achieve an immediate operating surplus

• Additionally, capacity exists to increase wedding and events hosting significantly

• Increased educational provision, whilst important to the church’s mission, is unlikely to drive

financial growth

• To achieve these outcomes, organisational development is necessary, including the appointment

of a Visitor Services Manager, Volunteer Manager, Business Catering & Events Manager,

Education Officer, and Curatorial Officer. The projected surplus recognises these additional

costs

• The proposed cafe is appropriately-scaled but the catering offer should be clarified

• The events space is viable, as drawn, but would benefit from:

Increased capacity, ideally targeting wedding receptions of circa 250 covers

The option to sub-divide to increase flexibility and enable cross-programming

Private, external access to the kitchen / servery to enable discreet off-site catering

• To balance capital costs against revenue, a phased approach could be adopted, with phase 1

focussing on the south churchyard buildings - perhaps utilising the events space as an

interim cafe - and phase 2 delivering the northside visitor reception building, once phase 1

is complete and operational

3. CONSTRUCTION COST ESTIMATE

Undertaken by Gleeds Cost Consultancy, with reference to the phasing recommendations of the

Heritage Business Plan, the Stage 1 Cost Estimate advises the following approximate construction

costs (ex VAT):

• South Churchyard Events Space - £1,520,000

• South Churchyard Education / Learning Space - £589,000

• Northside Visitor Building - £4,240,000

TOTAL CONSTRUCTION COST - £6,349,000

Having reviewed the preferred option, the plan concludes that:


13.0 SCHEME UPDATES

On the basis of the Financial Viability Assessment, the P450 Project Board instructed that the

design team should investigate:

• Cafe - the potential for an increased number of covers within the currently proposed location

• Kitchen - options for a larger kitchen, increased catering offer and, ideally, a back-of-house

route for servicing / deliveries

• Events Space - the potential to accommodate circa 250 covers, enable sub-division and

rationalise the current catering provision

These amendments are confirmed within the following updated scheme drawings, alongside the

below-listed design developments:

• Adjustments to the western approach to the existing undercroft made necessary by the

designation of the area of paving known locally as ‘Peter’s Triangle’ as Adopted Highway

• Modest alterations to the proposed undercroft extension to overcome both discrepancies in

the client-supplied measured survey, and further analysis of the anticipated alignment and

depth of the mediaeval boundary wall to the north churchyard

Subject to Project Board approval, this scheme - and the accommpanying priced schedule of areas

- forms the basis for the RIBA 2 design development


SECTION AA

SECTION BB


SECTION CC

SECTION DD


APPENDICES

Updated South Aerial View

SECTION EE


Updated South Aerial View

Updated North Aerial View


Sketch Collage, exploring

combination of red sandstone

and Pennant, and the potential of

introducing to the facade carved /

etched narratives


Sketch Collage, exploring the

potential materiality, ephemerality

and diffusion of the events space

within the surrounding trees


14.0 PRICED SCHEDULE OF ACCOMMODATION

SMR - Project 450 - Comparative Schedule of Areas - 02.08.19

RIBA 1 RIBA 1+

Area (sqm)

Notes

RIBA 1 Cost Estimate

Notes

Area (sqm)

Estimated Cost Implication*

(£4,750 / sqm) (£4,750 / sqm)

Northside Building

Welcome 75 Inc stair / lift to nave level Inc west end stair / lift 120

Temporary Exhibition Space 112 Inc circulation from west entrance Inc shop & shop store 114

Shop 30 Inc above

Public WCs 40 Inc cleaners’ store 40

Cafe 68 80

Servery 14 22

Exhibition Space

Kitchen 12

145

Inc BoH circulation, store, and staff

WCs / showers 88

Assumed within existing choir vestry

/ Canynges Kitchen 145

Hogarth Gallery 75 75

Plant 8 Plus existing boiler room retained 8

Hogarth Temporary Exhibitions

Space

60

120

Choir Vestry 80 80

Robing 15 Male & Female 15

Practice Room 24 20

Office 12 20

Music Store 8 8

Choir WCs 24 Inc cleaners’ store 24

Choir Entrance / Break-out 42 33

Clergy Vestry 10 Inc WC 12

Vestry Back-office 8 10

Clergy Break-out 30 40

Curator's Office 16

Service Entrance 8

Northside Building Total 892 £4,240,000 1098 £5,215,500

Education Building

Teaching Space 100 86 Or 172, if two storey

WCs 8 Inc dedicated circulation 28

Storage 16 @ 15% of floor area 6 Or 12, if two storey

Education Building Total 124 £589,000 120 £570,000

Or, if two storey

£1,007,000


SMR - Project 450 - Comparative Schedule of Areas - 02.08.19

RIBA 1 RIBA 1+

Area (sqm)

Notes

RIBA 1 Cost Estimate

Notes

Area (sqm)

Estimated Cost Implication*

(£4,750 / sqm) (£4,750 / sqm)

Events Building

Event Space

Max 100 covers. Explore options to

136

double

Circa 260 covers (banquet style) 235

Servery / Warming Kitchen 12 24

WCs 50 40

Circulation 80 Inc lift / stair from Processional Way 66

Storage 42 @ 15% of floor area 16

Events Building Total 320 £1,520,000 381 £1,809,750

SCHEME TOTAL 1336 £6,349,000 1599 - 1681 £7,595,250 - £7,984,750

Plus proposals for: 53

Chair storage & Vestry Front-Office

at Nave Level

Volunteer Room

1652 - 1734 £7,847,000 - £8,236,500

Excluding:

SUMMARY OF PRICED SCHEDULE OF ACCOMMODATION

As indicated, based on advised sqm rates only, accommodating the previously identified scheme updates

sees a construction cost increase of circa £1.5m, giving an anticipated total construction cost of £7.85m

VAT

Loose FF&E

Conservation works to existing building - e.g. cleaning of north

elevation

Subsequent phasing of construction works

Collections management and conservation of artefacts

Exhibition and interpretation design and installation

* For guidance only, and subject to more detailed review by

Gleeds during RIBA 2

Additionally, as physical constraints prevent the education and learning space from achieving the target

occupancy of circa 120 children, St Mary Redcliffe has requested that the design team investigate the

possibility of making this element two-storey. An indicative extra-over of circa £0.4m is allowed for this

purpose, giving an anticipated total construction cost of £8.25m

The requested study will be undertaken at the commencement of RIBA 2, during which a more detailed

cost-plan will be generated by Gleeds to review and advise upon the outline costs indicated above


NEXT STEPS

This stage-end report and its findings will be presented to the P450 Project Board on 12 Aug

2019. Subject to Project Board approval, it is proposed to progress immediately to RIBA 2, to

achieve the following objectives:

1. CONSULTANT INPUTS

To date, the proposals have been subject to only high-level conceptual review. At RIBA 2, the

consultant disciplines will develop outline strategies for Structures, Mechanical & Electrical

Performance, Sustainability (including renewable technologies) and Landscape. These strategies

will further examine the feasibility of the emerging design and provide the basis for the

development of more robust construction costs

2. RISK REGISTER

The current scheme is informed by the available survey information. The development of a risk

register will enable the project team to identify further pieces of site analysis, such as additional

archaeological, arboricultural, and ecological surveys that St Mary Redcliffe might choose to

procure in order to further de-risk the project’s development

3. INTERFACE DETAILS

As noted within section 11.0, the consultation to date has consistently referred to the criticality

of detail. During RIBA 2, the design team will develop larger-scale drawings of each of the key

interfaces to explore the language of change, maximise reversibility, and provide a basis for moredetailed

consultation with statutory and advisory consultees

4. PRE-APPLICATION CONSULTATION

In accordance with both best practice and the requirements of the Canynges Society, the project

team will initiate further pre-application consultations with, particularly, the DAC, HE, and BCC

to seek feedback prior to the commencement of subsequent work-stages

5. PUBLIC CONSULTATION

The above details and more-comprehensive declaration of the proposals will also provide the

basis for further public consultation. The project team therefore propose to provide monthly

Wider SMR Updates to target increased ownership and engagement within the church’s

congregation and community

Finally, the adjacent programme provides an overall timescale for these activities, and confirms

the project’s continued governance, via monthly Design Team Meetings, followed by Monthly

Project Board Meetings


OUTLINE PROGRAMME

Rev A - 30.07.19

ID

Task Task Name Duration Start Finish

Mode

1 RIBA 1+ 15 days? Mon 01/07/19 Fri 19/07/19

2 Start‐Up Meeting 1 day Mon 01/07/19 Mon 01/07/19

5 Masterplan Review 14 days Tue 02/07/19 Fri 19/07/19

3 Project Board 1 day? Mon 08/07/19 Mon 08/07/19

4 Cost Review 5 days? Mon 15/07/19 Fri 19/07/19

6 RIBA 2 52 days? Mon 22/07/19 Fri 27/09/19

7 On site Review of Proposals 5 days Mon 22/07/19 Fri 26/07/19

8 Scheme Update 15 days Mon 29/07/19 Fri 16/08/19

9 Client Presentation 1 day? Mon 12/08/19 Mon 12/08/19

10 Project Board 1 day? Mon 12/08/19 Mon 12/08/19

15 Wider SMR Update 5 days? Tue 13/08/19 Sun 18/08/19

16 Cost Review 6 days Tue 13/08/19 Mon 19/08/19

11 Intervention Details Survey 3 days Mon 19/08/19 Wed 21/08/19

12 Target Pre‐App Engagement 17 days? Fri 30/08/19 Fri 20/09/19

13 DAC Pre‐App Meeting 1 day? Wed 28/08/19 Wed 28/08/19

14 Outline Intervention Details 12 days Thu 22/08/19 Fri 06/09/19

17 Client Presentation 1 day Mon 09/09/19 Mon 09/09/19

18 Project Board 1 day? Mon 09/09/19 Mon 09/09/19

19 Wider SMR Update / Public

Consultation

5 days? Tue 10/09/19 Sun 15/09/19

20 Engagement with DAC 4 days Tue 10/09/19 Fri 13/09/19

21 Scheme Update 5 days Mon 16/09/19 Fri 20/09/19

22 Pre‐App Consultations ‐ Stat &

Non‐Stat

5 days Mon 23/09/19 Fri 27/09/19

23 RIBA 3 113 days? Mon 30/09/19 Fri 28/02/20

31 Planning / Faculty Scheme

Drawings

25 days Mon 30/09/19 Thu 31/10/19

32 Wider SMR Update 6 days? Mon 14/10/19 Sun 20/10/19

35 Project Board 1 day? Mon 14/10/19 Mon 14/10/19

33 First Draft Visuals 15 days Mon 28/10/19 Fri 15/11/19

30 Planning / Faculty Details 15 days Mon 04/11/19 Thu 21/11/19

34 Client Presentation 1 day? Mon 04/11/19 Mon 04/11/19

36 Wider SMR Update 6 days? Mon 11/11/19 Sun 17/11/19

37 Project Board 1 day? Mon 11/11/19 Mon 11/11/19

29 First Draft of Drawings Issued 1 day? Mon 25/11/19 Mon 25/11/19

2020

Q2 Q3 Q4 Q1 Q2

38 Client Review of First Draft 4 days Tue 26/11/19 Fri 29/11/19

39 1:20s / New Details 25 days Mon 02/12/19 Thu 02/01/20

40 Wider SMR Update 5 days? Tue 10/12/19 Sun 15/12/19

41 Project Board 1 day? Mon 09/12/19 Mon 09/12/19

28 DAS / HIA 30 days? Mon 06/01/20 Fri 14/02/20

27 Final Draft of Documentation

Issued

1 day? Fri 14/02/20 Fri 14/02/20

26 Client Review of Final Draft 5 days Mon 17/02/20 Fri 21/02/20

24 Meeting of PCC 1 day? Mon 24/02/20 Mon 24/02/20

25 Finalising Documentation 4 days Mon 24/02/20 Thu 27/02/20

42 Planning / Faculty Submissions 1 day? Fri 28/02/20 Fri 28/02/20

Task

Project Summary

Manual Task

Start-only

Deadline

Project: SMR

Date: Thu 01/08/19

Split

Milestone

Inactive Task

Inactive Milestone

Duration-only

Manual Summary Rollup

Finish-only

External Tasks

Progress

Manual Progress

Summary

Inactive Summary

Manual Summary

External Milestone

Page 1

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